HomeMy WebLinkAbout09.b. Request by Anderson Companies for rezoning to BP PUD and Site Plan Approval for Indoor Field House at Community of Hope Property
EXECUTIVE SUMMARY
City Council Regular Meeting: 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:
New Business
PREPARED BY: Kim Lindquist, Community Development
Director AGENDA NO.: 9.b.
ATTACHMENTS: Ordinance, Resolution, PUD Agreement,
Location Map, Site Plan, Project Narrative,
Planning Commission Minutes Excerpt from
4/24/2018, 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: LJM
RECOMMENDED ACTION:
1. Motion to adopt an Ordinance amending Ordinance B City of Rosemount
Zoning Ordinance for 14401 Biscayne Avenue from BP Business Park to BP
PUD Business Park PUD.
2. Motion to Adopt Resolution Approving the Planning Unit Development (PUD)
Master Development Plan and Site Plan with Rezoning for an Indoor Recreation
Facility at 14401 Biscayne Avenue, Community of Hope.
3. Motion to approve the Planned Unit Development Master Development Plan
Agreement for 14401 Biscayne Avenue and Authorize the Mayor and City Clerk
to enter into the Agreement.
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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
PLANNING COMMISSION
The Planning Commission discussed this item at their April meeting. There were three neighbors who
spoke during the public hearing. Their concerns dealt with issues associated with additional activity at
the site, and that the activity would be later in the night. They were concerned about traffic, noise and
lighting and also upset that the church had not reached out to the neighborhood regarding the
proposal.
The applicant and staff indicated that there are regulations relating to lighting and sound and the
expectation is that any activity on the site will need to comply with current standards. The parking is a
larger issue as the site plan indicates that parking required for the two uses occurring simultaneously
does not exist on-site. For the most part, it is anticipated that parking demands for the Field House
will be at differing times than the busy church times, although that might not always be the case. The
applicant indicated they have a parking arrangement with School District 917 that allows them to use
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the school lot during the weekend. They also indicated they are talking to MERC about a shared
parking arrangement. Condition 5 of the recommended approval requires that an operational plan be
put in place should parking become a problem at the site. This could include not allowing the third
phase of the building project is parking demand is not met at the site. To be clear there is no
expectation that any parking should occur in the surrounding residential neighborhoods. All parking
should be accommodated on site, or the solution should be additional parking opportunities through a
formal shared parking agreement.
As part of the parking discussion, there was discussion about the entrance to the facility, from the
south, and its inconvenient location from the greater parking field. The Planning Commission
approved a condition requesting the applicant consider shifting the main entrance to the north to be
more attractive for future users and direct them to the further away parking. Typically, staff does not
require modifications to internal operations but at a minimum, the applicant should provide pedestrian
access from the NW parking to the south entrance and should relook at the building entrances.
However, staff is aware that the applicant will be requesting financial assistance from the City for
construction of the project. Should the Council choose to provide some financial assistance, staff
would strongly recommend that payment be predicated on modifications to the building entrance so
that the field of parking is well served by the building entrance.
Additional conditions of approval require more landscaping in the north and west, generally consistent
with the 2004 approval and the applicant should modify the stormwater system which anticipated
ponding within the parking lot. There has been recent discussion with the engineering department to
remedy this situation and there are alternatives for stormwater rate control that will not adversely
impact the current site plan.
After discussions about parking, lighting, and sound, the Planning Commission unanimously approved
the PUD rezoning and site plan approval.
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
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.
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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
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 are as follows:
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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 145th 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 145th 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
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.
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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
All lighting must comply with ordinance standards for glare and fixtures. New lighting would be
consistent with the existing lighting on site.
Signage
Similarly, an additional signage for the site and the recreational facility will require separate sign review
and approval.
CONCLUSION & RECOMMENDATION
Staff is recommending approval of a PUD with conditions to permit an indoor recreational facility at
the site. The site plan was initially approved in 2004, although the construction phasing prompts the
need for a PUD due to two principal structures on one site. The primary concern regarding the site
plan is the potential parking demand on the site. The applicant is aware of the concerns and if
experienced, will have to find mitigative measures to satisfactorily address the issue so as to not
adversely impact surrounding residential neighborhoods.
Staff and the Planning Commission are recommending approval of the application with conditions.
City of Rosemount
Ordinance No. B-268
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Hope Field House at Community of Hope Property
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled “City of Rosemount Zoning
Ordinance,” is hereby amended to rezone property BP – Business Park to BP PUD – Business Park
Planned Unit Development that is located at 14401 Biscayne Avenue within the City of Rosemount
legally described as follows:
Lot 1 Block 1 Hope Acres Plat
Section 2. The Zoning Map of the City of Rosemount, referred to and described in said
Ordinance No. B as that certain map entitled “Zoning Map of the City of Rosemount,” shall not be
republished to show the aforesaid rezoning, but the Clerk shall appropriately mark the said zoning
map on file in the Clerk’s office for the purpose of indicating the rezoning hereinabove provided for
in this Ordinance and all of the notation references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 15th day of May, 2018.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Jeff May, Deputy City Clerk
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2018-46
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD)
MASTER DEVELOPMENT PLAN AND SITE PLAN WITH REZONING FOR INDOOR
RECREATION FACILITY AT 14401 BISCAYNE AVENUE, COMMUNITY OF HOPE
WHEREAS, the Community Development Department of the City of Rosemount received a
request for a Planned Unit Development Master Development Plan with Rezoning from Anderson
Companies concerning property legally described as:
Lot 1 Block 1 Hope Acres Plat
WHEREAS, on April 24, 2018, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the PUD Master Development Plan with Rezoning to construct the Hope
Fieldhouse, an athletic facility; and
WHEREAS, on April 24, 2018, the Planning Commission recommended approval of the PUD
Master Development Plan with Rezoning to construct the Hope Fieldhouse, an athletic facility,
subject to conditions; and
WHEREAS, on May 15, 2018, the City Council of the City of Rosemount reviewed the application
and agreed with the Staff recommendation;
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Planned Unit Development (PUD) Master Development Plan and the Rezoning to BP
PUD, subject to:
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 prior to issuance of a building
permit.
2. The applicant submit final grading and drainage plan for staff review and approval prior
to issuance of a building permit.
3. The applicant consider providing a public entrance on the north side of the building to
allow customer 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 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. Examples of a site parking
shortage could be on-street parking occurring in adjoining residential neighborhoods,
unauthorized parking in adjoining commercial parking lots, or parking on site in non-
designated locations
6. The applicant modify the exterior materials of the building to bring the elevations into
compliance with the business park ordinance standards.
RESOLUTION 2018-46
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7.Conformance with all requirements of the City Engineer as detailed in the attached
memorandum dated April 17, 2018.
ADOPTED this 15th day of May, 2018, by the City Council of the City of Rosemount.
__________________________________________
William H. Droste, Mayor
ATTEST:
___________________________________
Jeff May, Deputy City Clerk
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DECLARATION OF COVENANTS
AND RESTRICTIONS
COMMUNITY OF HOPE MASTER DEVELOPMENT PLAN
PLANNED UNIT DEVELOPMENT AGREEMENT
THIS DECLARATION made this ______ day of _________________, 2018, by
Community of Hope Lutheran Church (hereinafter referred to as the “Declarant”);
WHEREAS, Declarant is the owner of the real property as described on Attachment One,
attached hereto and hereby made a part hereof (hereinafter collectively referred to as the “Subject
Property”); and
WHEREAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount (hereinafter referred to as the “City”) in connection with the
approval of an application for a master development plan planned unit development for a residential
development on the Subject Property; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the master development plan planned unit development would
not have been approved; and
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WHEREAS, as a condition of approval of the master development plan planned unit
development, the City has required the execution and filing of this Declaration of Covenants,
Conditions and Restrictions (hereinafter the “Declaration”); and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1.The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a.City Resolutions No. 2018-46 and 2004-57, Attachments Two and Three
b.Site Development Plan, Attachment Four
d.Landscape Plan (Revised 02-17-2004), Attachment Five
e.Preliminary Grading Plan, Attachment Six
f.Utility Plan, Attachments Seven and Eight
g.Exterior Elevations, Attachment Nine
All of which attachments are copies of original documents on file with the City and are made a part
hereof.
2.Development and maintenance of structures and uses on the Subject Property shall
conform to the following standards and requirements:
a.The applicant modify the landscape plan to include plantings approved
in the 2004 plan including deciduous trees along the north and west
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side of the property and bring the site into compliance with the
required foundation plantings prior to issuance of a building permit.
b. The applicant submit final grading and drainage plan for staff review
and approval prior to issuance of a building permit.
c.The applicant consider providing a public entrance on the north side of
the building to allow customer parking in the NW to access the
building more conveniently.
d. Include pedestrian access from the NW parking lot to the building and
around the entire building.
e. 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 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.
Examples of a site parking shortage could be on-street parking
occurring in adjoining residential neighborhoods, unauthorized
parking in adjoining commercial parking lots, or parking on site in
non- designated locations.
f.The applicant modifies the exterior materials of the building to bring
the elevations into compliance with the business park ordinance
standards.
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g.Conformance with all requirements of the City Engineer as detailed in
the attached memorandum dated April 17, 2018.
3.The Subject Property may only be developed and used in accordance with Paragraphs
1 and 2 of this Declaration unless the owner first secures approval by the City Council of an
amendment to the planned unit development plan or a rezoning to a zoning classification that permits
such other development and use.
4.In connection with the approval of development of the Subject Property, the following
deviations from City Zoning or Subdivision Code provisions were approved:
a.Section 11-2-2.B. Lot Provisions: More than one principle structure may be
located on the site.
b.Section 11-6-1.H.Off Street Parking Required: Fewer parking stalls than
required by the city code may be provided so long as a parking shortage does not occur. In
the case of a parking shortage, the owners of the recreational facility will work with staff to
modify the event schedule to reduce parking demand on site.
In all other respects the use and development of the Subject Property shall conform to the
requirements of the Paragraphs 1 and 2 of this Declaration and the City Code of Ordinances.
5.This Declaration of Covenants and Restrictions provides only the Subject Property
only master development plan planned unit development approval. Prior to the improvement or
development of the Subject Property, beyond the rough grading, a final development plan planned
unit development approval pursuant to Zoning Code Section 11-10-6 C. 5. of the Subject Property is
required and an addendum filed with County Recorder to this Declaration of Covenants and
Restrictions.
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6.The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected by
said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or representatives of
Declarant have hereunto set their hands and seals as of the day and year first above written.
DECLARANT
Community of Hope Church
By
Its
STATE OF MINNESOTA )
) ss.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this ___ day of _________, 2018,
by _____________________, the _________________, for and on behalf of
_________________________, a ____________________, by and on behalf of said
_______________________.
_______________________________
Notary Public
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This Planned Unit Development Agreement is approved and consented to by the City Council of the
City of Rosemount.
CITY OF ROSEMOUNT
By:
William H. Droste, Mayor
And by:
J eff May, Deputy City Clerk
STATE OF MINNESOTA )
) ss.
COUNTY OF DAKOTA )
The foregoing instrument was acknowledged before me this ___ day of ___________, 2018,
by William H. Droste and Jeff May, the Mayor and Deputy City Clerk, respectively, for and on behalf
of the City of Rosemount, a Minnesota corporation, by and on behalf of said corporation.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
City of Rosemount
2875 145th Street West
Rosemount, MN 55068
651-423-4411
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.
6.b. Request by Anderson Companies for Rezoning to BP PUD and Site Plan approval for Indoor Field House at
Community of Hope Property. (18-19-PUD)
Community Development Director Lindquist gave a brief summary of the staff report for the Planning Commission.
Commissioner VanderWiel inquired if the third phase building would require additional parking. Lindquist confirmed
that it would. VanderWiel questioned how additional parking could be accommodated since the site is already short on
parking. Lindquist stated that staff will review onsite parking when or if that third phase gets brought to staff.
Commissioner Reed inquired if a contingency plan has been put into place for the future parking needs. Lindquist stated
that the applicant would better be able to answer that question. Reed inquired if there are any changes proposed to the
exterior. Lindquist stated that is condition number six.
Commissioner Clements inquired if the South and East parking lot would be constructed now or at a later time.
Lindquist stated that everything would be constructed at this time.
Commissioner Kenninger inquired if the principal owner would sell the church and the lot would then have two
principal structures. Lindquist confirmed that correct.
Commissioner VanderWiel inquired if this building could potentially harm the future use for the site. Lindquist stated
that the City would not approve a lot split if that would negatively affect either one of the lots.
Commissioner Clements stated that when the third phase was complete it would attach the other two buildings. A lot
split would not be possible.
Chair Kenninger inquired what the traffic would look like and have conversations been had about the potentially
increased traffic.
City Engineer Hatcher confirmed that the adjacent roads, Biscayne and 145th Street, have been designed to handle the
increase in traffic.
The public hearing opened at 7:19 pm.
Public Comments:
Wayne Newbaur, SEH, Inc., 717 3rd Avenue South East, Rochester, MN, representing both the developer and the
owners. Representatives are in attendance from both. Mr. Newbauer stated that they agree to all seven conditions.
Per Nilsen, Lead Pastor at Community of Hope Church, 1185 Ivy Hill Drive, Mendota Heights, stated that the Church
is in full support of the project. Regarding the parking, it would possibly be an issue on Sunday mornings and holiday’s.
Community of Hope Church currently has a contract with ISD 917 that is located right across the street and they are
currently in talks with MERC that is also located next door for additional parking spaces.
Commissioner Mele questioned if the church runs out of parking during church services. Mr. Nilsen stated that they do
not currently. Volunteers are asked to park across the street in the ISD 917 parking lot.
Chair Kenninger inquired if a lot split has been discussed. Mr. Newbauer stated that after discussing with City staff the
right approach to gain approval of the building, it was decided that a PUD was the better choice.
Chair Kenninger inquired if they were in favor of adding an exterior door on the north side of the building and changing
the exterior. Mr. Newbauer confirmed that they are in agreement to condition six.
Mark Johnson, 14528 Blackberry Way, stated that Hope Field House is well established with Facebook, Twitter, and
additional websites. Mr. Johnson suggested that any commercial vehicles leave the property onto Biscayne Ave. Mr.
Johnson continued that the Commission should tread slowly because the new building will have a negative financial
impact on his property.
Jill Tutewohl, 2493 145th Street West, just moved into home 2 years ago and didn’t know anything about the planned
project. Ms. Tutewohl inquired on where to get more information on the project. Ms. Tutewohl questioned if there are
plans in the future for stoplights at the busy intersection of 145th Street West and Biscayne Ave.
Kaye Richardson, 2454 Beech Street West, stated that she is concerned about the possible noise that this additional
building will bring to the neighborhood. Ms. Richardson inquired what the facility hours are going to be.
Mark Johnson, 14528 Blackberry Way, stated that adding additional traffic to this intersection may slow down
emergency vehicles.
Commissioner Mele questioned if the main tournament season for volleyball and basketball was during the warm spring
and summer months.
Scott Schoaf, 15124 Cimarron Way, stated that the tournament season for volleyball and basketball will run November
through April. Tournaments will finish up around 9pm. Hours of operation for the facility will be about 8 am - 9 pm, 7
days a week. The facility will have 4 courts, a fitness center, and possibly a chiropractor or similar tenant. More
information can be found at www.hopefieldhouse.org. Mr. Schoaf stated that site deliveries would be for concession
stand items and vehicles will be at a smaller size; commercial vehicle deliveries shouldn’t be necessary. Mr. Schoaf stated
that the traffic will look like a constant flow of people coming and going. He does not anticipate much hanging out in
the parking lot, especially during the winter months.
Commissioner Clements questioned why the direct neighbors were not contacted about the construction of the facility.
Mr. Schoaf stated that is a valid point and he takes full responsibility for not communicating the plans to the
surrounding neighbors.
Kaye Richardson, 2454 Beech Street West, questioned what kind of lighting will the parking lots have and what use will
the facility have during the summer months.
Per Nilson, 1185 Ivy Hill Drive, Mendota Heights, stated that the lighting structures will be similar to the lighting
currently in the church parking lot. Mr. Nilson stated that during the summer months the empty grass lot is currently
used for youth soccer facilities. The summer will actually be quieter after construction because the sports will be moved
inside.
MOTION by Freeman to close the public hearing.
Second by Mele.
Ayes: 6. Nays: 0. Motion Passes.
The public hearing was closed at 7:54 pm.
Additional Comments:
Chair Kenninger inquired what the lighting ordinance is for commercial buildings.
Lindquist stated that the lights will be facing down and shielded so that the lights are not shining into the houses.
Kenninger clarified that the zoning allows the proposed use. But the rezoning is needed because there will be two
principal uses on the lot. Lindquist confirmed that is correct. She noted in 2004 the buildings were approved and
because of how the phasing is being completed, the site plan approval is tricky.
Kenninger stated that the neighborhood has concerns about parking on the street. Lindquist stated that it may be an
enforcement issue but as long as there is enough parking in the lot they shouldn’t experience on street parking. On street
parking is not allowed on Biscayne or 145th.
Kenninger questioned if staff see’s the increase in traffic on 145th Street West and Biscayne Ave to be an issue for
emergency vehicles. Asst. City Engineer Hatcher stated that he does not. Hatcher stated that 145th Street West and
Biscayne Ave are already larger collector streets. These streets were designed to carry large amounts of traffic.
Kenninger questioned if this item will be coming back to the commission. Lindquist stated that it will not.
Commissioner Clements inquired as to how the use of the soccer fields will compare to the new building’s use.
Mr. Nilsen stated that RAAA purchased a block of time for the fields. The total volume is unknown for Hope Field
House at this time.
Commissioner Clements stated that the applicants end game would be to have their third phase completed and that
would be a new sanctuary hall. If the parking is an issue and they are receiving complaints, then they would potentially
not get their third phase.
MOTION by Clements 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 modifies the landscape plan to include plantings approved 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 considers 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 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.
Second by Mele.
Ayes: 6. Nays: 0. Motion Passes.
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__________________________________
1
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
2
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
3
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.
4
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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