10-17-11 PCITEM 2-1
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPCtti Plan ni ngCo. com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 13 October 2011
RE: Otsego — Boondox Bar and Grille; PUD Development Stage Plan
TPC FILE: 101.02 — 11.08
BACKGROUND
Boondox Bar and Grille, Inc. is proposing to occupy the former Godfather's Pizza
building owned by the Bank of Elk River located at 9100 Park Avenue. The subject site
is guided by the Comprehensive Plan for commercial land uses and zoned PUD,
Planned Unit Development District as approved by the City Council on 26 September
2005. The site is also governed by previous PUD -CUP approvals allowing for
commercial recreation within multiple principal buildings on one lot.
The applicants are proposing to occupy only the existing restaurant building on the east
side of the site. The applicants are also proposing removal of most of the outdoor
amusement activities directly behind the restaurant building and construct three outdoor
volleyball courts and an area for bean toss game sets. The request requires
consideration of an amended PUD Development Stage Plan for the subject site. A
public hearing has been noticed for the Planning Commission meeting on 17 October
2011 at 7:00 PM at City Hall.
Exhibits:
A. Site Location/Aerial Photograph
B. Fencing examples
C. Site Plan
D. Lighting Plan
ANALYSIS
Zoning. Consideration of an amended PUD Development Stage Plan for the
modifications to the approved use of the property proposed by the applicant are to be
evaluated based on the criteria established by Section 20-3-2.F of the Zoning
Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The existing developed site is within the planned commercial area
centered at TH 101 and CSAH 39. This area is described by the Comprehensive
Plan as the City's primary commercial center to promote development of retail,
service and office type uses. The use of the property as a restaurant and
outdoor recreation business previously and as proposed to be occupied by the
applicant is consistent with these plans and will promote the City's economic
development goals.
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:
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
R-3 District
Sin le Family
East
Commercial
PUD District
Convenience Gas
Medical Office
South
Commerical
PUD District
Retail/Service building
West
Commercial
PUD District
Off -Sale Liquor
Multiple tennant building
Comment: The primary concern for compatibility between the proposed use and
adjacent properties is with the existing single family neighborhood to the north.
The historic use of the property as a outdoor commercial recreation use has not
presented significant issues. With a change in use, limitations on hours of
operation and required compliance with lighting and screening requirements will
mitigate potential compatibility issues.
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 is found to comply with applicable performance
standards of the Zoning Ordinance and City Code.
2
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The property is accessed by public streets that have been
upgraded to accommodate traffic generated by commercial uses in the area,
including the subject site.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The proposed use will not overburden the City's service capacity as
this property has previously been developed and utilized with a similar use.
Building Modifications. The applicants are proposing only minor modifications to the
interior of the existing building. These modifications involve removing the previous
cashier, buffet and drink stations and construction of a bar with seating. The net effect
of the changes does not increase the capacity of the restaurant. The applicants are
also not proposing to utilize the expanded area of the building added in 2002 at this
time. The applicants are working with the Department of Building Safety to obtain
required building permits for the proposed modifications.
Outdoor Recreation. The existing site is developed with outdoor recreational uses
include bumper boats, miniature golf, batting cages, and a haunted house. The
bumper boats and miniature golf are to be removed from the site and three volleyball
courts constructed. To the east of the volleyball courts and north of the existing
restaurant building, the applicants are proposing an area for two bean toss game sets.
Outdoor recreational uses such as the existing and proposed uses are allowed in the
PUD District subject to compliance with the other performance standards outlined
herein.
Hours. The restaurant and bar would maintain hours as late as 1:OOAM. City staff
discussed with the applicant limitations on the hours for the outdoor recreation so as not
to create compatibility issues with nearby residential uses. Section 5-8-8 of the City
Code generally defines noise that may disturb other property owners between the hours
of 10:OOPM and 7:OOAM as a public nuisance. City staff recommends that all outdoor
recreation activities must end by 10:00PM.
Exterior Lighting. The applicants are proposing installation of outdoor lighting for the
volley ball courts and bean toss area. The lights are mounted on five posts, four of
which are along the centerline of the volleyball courts and one to the north of the center
volleyball court directed south. Section 20-16-10 of the Zoning Ordinance requires that
exterior lighting have 90 degree horizontal cut-off but allow an exception for outdoor
recreational facilities. Engineering lighting for outdoor recreational facilities can provide
for use of fewer fixtures while complying with the intensity requirements established by
the Zoning Ordinance. Section 20-16-10.C.1 of the Zoning Ordinance limits the
intensity of exterior lighting to one foot-candle at the centerline of adjacent streets or 0.4
3
foot-candle measured at interior property lines. The lighting plan submitted by the
applicant shows that the proposed exterior lighting complies with the intensity standards
established by the Zoning Ordinance. City staff recommends a condition of approval
be the exterior lighting for the outdoor recreational uses must be turned off by 10:OOPM
each day.
Audio Systems. The submitted plans do not indicate installation of an exterior public
address system. To avoid noise disturbing the residential areas to the north, City staff
recommends a condition of approval be that use of an exterior audio public address or
music system not be allowed.
Screening. The existing property has a chain link fence along Park Avenue. The
applicant has submitted options to add mesh to the fences up to a height of 15 feet for
the purposes of keeping balls within the property and also screening. The screening
benefit of the fencing is limited. City staff recommends requiring the addition of
evergreen trees or a hedge planting along the north property to create more of a
physical barrier between the outdoor recreational uses and residential uses to the north.
Off -Street Parking. The parking area east of the existing restaurant building has 71
parking stalls and the lot west of the former Fun City clubhouse has 43 stalls for a total
of 114. The Godfathers/Fun City property is also subject to a cross parking agreement
with the adjacent property to the south originally developed as Bob's Produce. The
table below illustrates the calculation of required parking for the subject site assuming
an office type reuse of the former clubhouse building. Note that no calculation of
required parking for the outdoor seating area is made based on the seasonal nature of
the activity and consistency with past City practice.
Use
Ratio
Required
Stalls
Restaurant
1 space / 40sf. of dining area plus
62
1,953sf. dining
1 space / 80sf. of kitchen area
970sf. kitchen
2002 Expansion:
1 space / 40sf. of dining area plus
15
504sf. seating
1 space / 80sf. of kitchen area
240sf. kitchen/storage
Club House
1 space / 200sf. (office/retail use)
18
3,900sf. (est.)
Commercial Recreation
10 + 12 spaces per court
46
1 per batting cage
9
Frm. Bob's Produce
Cross Easement
8
Building Requirements
Total Stalls Required
158
12
The analysis above illustrates that 158 parking stalls would be required for full
occupancy of the restaurant, reuse of the Fun City clubhouse as an office and cross
parking with the former Bob's Produce site. The applicants have indicated the 2002
expansion area is not to be used and the batting cages also likely to be removed. With
this understanding, the existing on-site parking supply is likely adequate given that the
outdoor commercial recreation is accessory to the restaurant and the peak operating
times for the restaurant and reuse of the club house building are likely to be off -set.
City staff would recommend requiring a PUD Development Stage Plan amendment to
review the adequacy of the off-street parking for either occupancy of the former
clubhouse building or occupancy of the 2002 expansion area for anything other than dry
storage.
Signs. No plans regarding signs for the proposed business have been submitted.
Installation of any signs on the property must conform with Section 37 of the Zoning
Ordinance and are subject to review and approval by the Zoning Administrator.
RECOMMENDATION
City staff believes the proposed Boondox Bar and Grille is an appropriate occupant for
the existing developed site and a positive addition to the City's commercial businesses.
The use of the property, including outdoor recreational use is found to comply with
applicable performance standards and criteria. As such, our office recommends
approval of the application as outlined below.
POSSIBLE ACTIONS
A. Motion to approve a PUD Development Stage Plan for Boondox Bar and Grille,
Inc. subject to the following stipulations:
1. There shall be no outdoor recreational activities between the hours of
10:OOPM and 7:OOAM each day.
2. Exterior lighting of the outdoor recreation areas on the subject site shall be
turned of between the he hours of 10:OOPM and 7:OOAM each day.
3. Use of an exterior audio public address or music system shall not be
allowed upon the property related to the exterior seating or outdoor
recreation uses.
4. The property owner shall submit a landscape plan and install evergreen
trees or a hedge planting along the north property adjacent to the outdoor
recreation area subject to review and approval by the Zoning
Administrator.
5
5. A PUD Development Stage Plan amendment to review the adequacy of
the off-street parking within the subject site shall be required for any
increase in seating capacity for the proposed restaurant, or occupancy of
the former clubhouse building or occupancy of the 2002 expansion area
for anything other than dry storage accessory to the restaurant use.
6. Installation of any signs on the property must conform with Section 37 of
the Zoning Ordinance and are subject to review and approval by the
Zoning Administrator.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and performance standards of the Zoning
Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Boondox Bar and Grille, Inc.
0
B o o n d ox Bar and Grille Date Created: 10/13/2011
Arl
hw _
i1' ■ -s ea6 �� �
• 'i� _ � : .� �,� � tom_ �<.��._':
it: ����'iWAvAMwAMLwAIL-AMFAI►AIM.-An,
AMW-An�-����47�esw� 4 rap' y��r• �vv
m.
IVA
�► � �, a �� ®�� �_ �. � �;
\---sy7oxM DOUGLAS A. MOE
---- N ARCHITECTS
IAJCORPORATED
�x x
Tnu
BOONDOX BAR & GRILLE
w m
C X
d --I
Z Z
L1 G1
D
Tnu
BOONDOX BAR & GRILLE
w m
C X
d --I
Z Z
L1 G1
GeV m��yo-�
4.
e e ti v
yy a slag LIHOUV
r aow v svionoa .,.,�..� .., ...� .�,..A..,.., r,�-� �vQ ---
H
Y
H ry
XQ
Wn
3111UO'8 WG XOON008
avu a„