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ITEM 2.1ITEM 2_1 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCTPC@0PlanningCo.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 Mr. Shawn Thompson has submitted application occupy of the existing industrial building located at 5887 Queens Avenue NE, owned by PCR Queens LLC, for indoor recreational use with inflatable jumpies and use of offices and meeting rooms for private parties. 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 subject building is currently vacated after having been occupied by a heavy truck repair business. The proposed physical recreational use would occupy the building at the northwest 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 Tuesday, 8 September 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: 1. 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, which developed under previous Frankfort Township jurisdiction, is identified as an opportunity area for small businesses or low-cost users due to the small buildings, construction methods and age of the existing development. Physical recreation users are allowed in the 1-1 District based on the indoor spatial needs for these activities with open spaces and high ceilings, as well as to 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 some site or adjacent properties. Furthermore, the proposed use is less intensive than other possible industrial uses allowed to occupy 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 WFE Bldg. C East LD Residential R-3 District Single Family South Industrial I-1 District Contractor West -- -- 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. 2 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. 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 approximately 6,000 square feet. Based on the ITE recommendation, a total of 27 parking stalls are required for the proposed use. The existing surface of the parking area is gravel so it cannot be stripped for designated parking stalls. The parking surface is a legal non -conformity and the property owner is allowed to maintain the gravel surface, but must ensure adequate coverage to prevent dust and erosion. There is an approximate 150 foot wide area between this building and the building to the south open for parking, as well as additional parking to the east of the subject building. The area available for parking is adequate for the anticipated demand of the facility in consideration of the ITE data. These locations further will not interfere with circulation and access to the other three buildings on the subject site. 3 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 fagade 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. 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. .19 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. 3. All signs shall comply with Section 37 of the Zoning Ordinance and require issuance of a sign permit prior to placement upon the property. 4. Exterior storage of trash containers for the use shall comply with Section 20-16- 15.6 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 5. Any exterior lighting added to the subject site shall comply with Section 20-16- 10.0 of the Zoning Ordinance. 6. 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 Shawn Thompson, Jump City Robin Christian, PCR Queens LLC Exhibit A oSite Location Date Created: 1/16/2015 AHCL YCL INICL IVATECL /PCL 'ownship Limits rcels a U (D m w X W iw