ITEM 2.1ITEM 2_1
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCP_PlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 16 January 2015
RE: Otsego — PCR Queens LLC; Physical Recreation IUP
TPC FILE: 101.02
BACKGROUND
Rogers Rebels Soccer Club, on behalf of owner PCR Queens LLC, has submitted
application to allow them occupancy of the existing industrial building located at 5887
Queens Avenue NE for indoor soccer training. The subject site is developed with four
principal buildings approved under Frankfort Township jurisdiction prior to annexation to
the City of Otsego in 1994. The proposed physical recreational use would occupy the
building at the southeast corner of the property. The subject site is zoned 1-1, Limited
Industrial District and physical recreational uses are allowed as interim uses subject to
the provisions of Section 20-85-3.G of the Zoning Ordinance. A public hearing has
been noticed for the Planning Commission to consider the request at their meeting on
20 January 2015.
Exhibits:
A. Site Location Map
B. Aerial Photograph
ANALYSIS
Zoning. Consideration of an interim use permit to allow physical recreational use
within the existing principal building is to be based upon, but not limited to, the criteria
established in Section 20-4-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The subject site is guided for industrial uses by the Comprehensive
Plan. This industrial area is identified as an opportunity area for small
businesses or low-cost users to the small buildings, construction methods and
age of the existing development in comparison to other areas of the City guided
for new industrial development. Physical recreation users are allowed in the I-1
District based on the indoor spatial needs for these activities with open spaces
and high ceilings and also provide property owners an additional tenant
opportunity to ensure utilization of their investments. The interim use permit
process ensures that the proposed physical recreational activity will be located
and operated in a manner compatible with existing and planned uses in the area.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following existing and planned
land uses shown in the table below. With direct access to Queens Avenue and a
location at the southeast corner of the subject site, the location of the use will not
conflict with other existing industrial uses on the same site or adjacent properties.
Furthermore, the proposed use is less intensive than other possible industrial
uses allowed to locate on the subject site off -setting potential compatibility issues
with existing residential uses to the east.
Direction
Land Use Plan
Zoning
Existing Use
North
Industrial
1-3 District
INFE Bldg. C
East
LD Residential
R-3 District
Single Family
South
Industrial
14 District
Contractor
West
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TH 101
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment: The proposed use will comply with the requirements of the Zoning
Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site is accessed by Queens Avenue which is designated
by the Transportation Plan as a Commercial/Industrial Collector Street that will
accommodate the traffic generated by the proposed use of the existing building.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The subject site is located within the East Sewer District and
consistent with the Comprehensive Plan for anticipated urban development with
adequate public service capacity to support the proposed land uses.
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Termination. Interim use permits expire in accordance with Section 20-5-4 of the
Zoning Ordinance as follows:
A. The date or event stated in the interim use permit.
B. Upon violation of conditions under which the interim use permit was issued.
C. Upon change in the City's zoning regulations that renders the use non-
conforming.
D. The redevelopment of the use and property upon which it is located to a
permitted or conditional use as allowed within the respective zoning district.
City staff recommends that a condition of approval be that the interim use permit will
terminate upon a change of occupancy to another tenant and/or use.
Hours. Section 20-85-3.G.1 of the Zoning Ordinance allows the City to limit the hours
of the proposed use to address any potential compatibility issues but none are foreseen.
City staff recommends that a condition of approval be that the hours of operation be
subject to review and approval by the City Council and may be limited as they deem
necessary.
Off -Street Parking. The Zoning Ordinance does not include a parking standard for
physical recreation uses. The Institute of Transportation Engineers data recommends
a parking requirement of one stall per 200 net square feet for instructional recreation
classes. The area of the proposed building is 6,000 square feet. Based on the ITE
recommendation, a total of 27 parking stalls are required for the proposed use. There is
an approximate 100 foot x 60 foot parking area east of the building and single row of
parking 100 feet along the building that is adequate to provide parking for 27 vehicles.
These locations will not interfere with circulation and access to the other three buildings
on the subject site.
The driveway and parking area within the subject site is a legal non -conforming gravel
surface. As a legal non -conformity, the property owner is allowed to maintain the gravel
surface but must ensure adequate coverage to prevent dust and erosion. City staff
recommends that the surface be inspected in June of this year and the property owner
be required to add Class 5 material as necessary to comply with this minimum
requirement.
Signs. No plans have been submitted regarding signs for the proposed use. Section
20-37-5.0 of the Zoning Ordinance allows wall signs up to 200 square feet in area or 15
percent of the area of the facade on which the sign is located (whichever is less) and
one freestanding sign up to 50 feet tall and 200 square feet in area. A sign permit must
be approved by the Zoning Administrator prior to placement of any signs upon the
property.
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Trash. Trash containers for the proposed use must be kept inside the principal builder
or within a trash enclosure. Use of an exterior trash enclosure must fully screen the
containers from view of Queens Avenue and adjacent properties, as required by Section
20-16-15.13 of the Zoning Ordinance.
Exterior Lighting. No plans for additional exterior lighting have been submitted. If any
additional exterior lighting is to be added to the site, it must comply with the
requirements of Section 20-16-10.0 of the Zoning Ordinance and is subject to review
and approval of the Zoning Administrator.
Utilities. The subject site is served by existing on site well and septic systems. City
sanitary sewer and water utilities are not available at the subject site. All utility issues
are subject to review and approval of the Building Official.
RECOMMENDATION
The proposed physical recreation use complies with the requirements of the Zoning
Ordinance and our office recommends approval of the applications as outlined below.
POSSIBLE MOTIONS
A. Motion to approve an interim use permit allowing physical recreation use subject
to the following conditions:
1. The interim use shall terminate on the happening of any of the following
events, whichever first occurs:
a. Upon a change of occupancy to another tenant and/or use.
b. Upon violation of conditions under which the interim use permit was
issued.
C. Upon change in the City's zoning regulations that renders the use
non -conforming.
d. The redevelopment of the use and property upon which it is located
to a permitted or conditional use as allowed within the respective
zoning district.
2. The hours of operation be subject to review and approval by the City
Council and may be limited as they deem necessary.
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3. Driveways and off-street parking areas shall be inspected by City staff in
June 2015 and the property owner shall be required to add Class 5
material as determined necessary by City staff to control dust and prevent
erosion.
4. All signs shall comply with Section 37 of the Zoning Ordinance and require
issuance of a sign permit prior to placement upon the property.
5. Exterior storage of trash containers for the use shall comply with Section
20-16-15.B of the Zoning Ordinance, subject to review and approval of the
Zoning Administrator.
6. Any exterior lighting added to the subject site shall comply with Section
20-16-10.0 of the Zoning Ordinance.
7. All utility issues are subject to review and approval of the Building Official.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and requirements of the Zoning Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Sandra David, Rogers Rebels Soccer Club
Robin Christian, PCR Queens LLC
Exhob t A - Site �Oca,Date Created: 1/16/2015
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