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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. 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