ITEM 4.1 Jump CityOt�IYFo
MINNESOTA V
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT:
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
14 September 2015
PRESENTER(s):
REVIEWED BY:
ITEM #:
City Planner Licht
City Administrator Johnson
4.1—Jump City
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of an interim use permit to allow physical recreation at 5887 Queens
Avenue.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No.
Held by Planning Commission 8 September2015.
BACKGROUND/JUSTIFICATION:
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 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 was held by the Planning Commission to consider the request at their meeting on
Tuesday, 8 September 2015. Mr. Thompson was present, as was property owner Ms. Robin Christian.
There were no public comments and the Planning Commission had no concerns with the proposed use.
The Planning Commission closed the public hearing and voted 5-0 to recommend approval. Findings of
fact consistent with the Planning Commission recommendation are attached.
SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE
A. Planning Report dated 1 September 2015
B. Findings of Fact
POSSIBLE MOTION
Please word motion as you would like it to appear in the minutes.
Motion to approve an interim use permit for Shawn Thompson/PCR Queens LLC to allow physical
recreation at 5887 Queens Avenue subject to the conditions outlined in the findings of fact and decision
dated 10 September 2015.
BUDGET INFORMATION
FUNDING: BUDGETED: ❑ YES
NA o No
ACTION TAKEN
❑ APPROVED AS REQUESTED ❑ DENIED ❑ TABLED ❑ OTHER (List changes)
COMMENTS:
3601 Thurston Avenue N, Suite 100
Anoka, MN 65303
Phone: 763, 231 .5840
Facsimile: 763,427.0520
TPCTPCgPlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 1 September 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:
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 I-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.
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 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
Recycling
East
LD Residential
R-3 District
Single Family
South
Industrial
1-1 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.
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.
11
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.B 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
E
a;
OtCI�egog
MINNESOTA
APPLICANT: Shawn Thompson
10 Sep 15
FINDINGS & DECISION
INTERIM USE PERMIT
APPLICATION: Request for approval of an interim use permit to allow a physical recreation use.
CITY COUNCIL MEETING: 14 September 2015
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. The property is identified as PID 118-802-2022103 within the City of Otsego, County of
Wright, State of Minnesota.
B. The property lies within the East Sewer Service District and is guided for industrial land uses
by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned 1-1, Limited Industrial District, which allows physical recreation as an
interim use.
D. The Planning Commission and City Council must take into consideration the possible effects
of the interim use with their judgment based upon (but not limited to) the criteria outlined in
Section 20-4-25 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, 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 same 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
Recycling
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.
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.
E. The planning report dated 1 September 2015 prepared by the City Planner, The Planning
Company LLC., is incorporated herein.
F. The Otsego Planning Commission held a public hearing at their regular meeting on 8
September 2015 to consider the application, preceded by published and mailed notice.
Based upon review of the application and evidence received, the Otsego Planning
Commission closed the public hearing and recommended by a 5-0 vote that the City Council
approve the request based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED and is 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.
3. All signs shall comply with Section 37 of the Zoning Ordinance and require issuance of a sign
2
permit prior to placement upon the property.
4. 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.
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.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 14th day of September, 2015.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
Attest:
Tami Loff, City Clerk