HomeMy WebLinkAbout9B - Zoning Ord. C-5 District
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16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
FEBRUARY 6, 2006
9B
DANETTE MOORE, PLANNING COORDINATOR
CONSIDER APPROVAL OF A ZONING ORDINANCE AMENDMENT TO ALLOW
PRIVATE INDOOR SPORTS FACILITIES IN THE C-5 DISTRICT
Introduction
On December 5, 2005, Mark Kreissler addressed the City Council regarding
his intent to establish an indoor sports facility (Triple Play) within the Deerfield
Industrial Park. Mr. Kreissler indicated that the lot being considered for
purchase was within the C-5 (Business Park) Zoning District and that it was his
hope to amend the City Code to allow this use in the district. The City Council
directed Mr. Kreissler to work with staff and consider options to bring this use
to the City.
Since the December meeting, the applicant has submitted details of the
proposed Triple Play use, which include the following:
. Training area with a full-size basketball court (6,240 sq ft)
· Batting cage area (3,000 sq. ft.)
. 18 hole miniature golf area (9,000 sq. ft.)
. Video arcade
· Concession area
. Meeting rooms
The applicant has indicated that the 29,600 square foot facility will provide
opportunities for improving sporting skills, while also offering entertainment for
youth, young adults, and families.
The Planning Commission conducted a public hearing on this item on January
9, 2006, and recommended approval of the amendment (minutes attached).
Current Circumstances
Some of the uses currently permitted in the C-5 district include:
. Offices
. Manufacturing/Processing
. Warehouse/Storage
. Business Services
. Blueprint, Photostat and Printing Shops
. Research and Testing Laboratories
. Hotels/Motels
Uses permitted with a conditional use permit include:
. Gymnastics Schools
. Storage or parking of vehicles
. Outdoor Storage
. Retail Sales or Services to the Public (provided the use occupies no
more than 2,000 square feet)
The applicant has proposed to amend Section 1102.1403 to include the
following:
Skills Improvement/Private Entertainment (Indoors)
1) The business must provide skills improvement for its student's.
2) One parking stall per 300 square feet of floor area.
3) The use shall provide a designated drop-off/pick-up area for students that
is physically separated from truck loading and unloading areas.
The indoor sports facility described by the applicant (attached) would be
classified as Private Entertainment (Indoor). The Zoning Ordinance defines
Private Entertainment (Indoor) as "Entertainment services provided entirely
within an enclosed building; it includes theaters, health or fitness centers,
bowling alleys, arcades, roller rinks, and pool halls. Characteristics may
include late operating hours, outdoor lighting, noise, and traffic." This use is
allowed with conditions in the C-4 Zoning District. The current proposal would
expand the permitted uses in the C-5 Zoning District to include Private
Entertainment (Indoor).
The proposed amendment allows the use subject to a conditional use permit.
The conditional use permit process guarantees design review by the Planning
Commission and allows for public review. This allows the City additional
latitude in respect to the design of the use, and the ability to improve
conditions based on concerns for the health, safety and welfare of the public.
In order to minimize the impacts of these uses and to preserve the intent of the
C-5 district, the staff is suggesting some specific conditions be imposed on the
proposed use. These conditions are consistent with the conditions placed on
the use in the C-4 Zoning District and on similar uses within the C-5 District.
They are:
1) The structure in which the use is constructed shall be located a
minimum of 60 feet from any "R-1", "R-2", or "R-3" Use District.
2) A bufferyard, as determined by subsection 1107.2003, shall be
provided along all property located within an "R" Use District.
3) The use shall provide a designated drop-off/pick-up area that is
physically separated from truck loading/unloading areas.
4) The number of necessary parking spaces will be based on the
individual uses as designated in Section 1107.300 of the Zoning
Code.
The specific language of this amendment is included within the attached draft
ordinance.
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ALTERNATIVES:
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MOTION:
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Section 1108.600 of the Zoning Ordinance states that recommendations of the
Planning Commission and final determinations of the City Council shall be
supported by findings addressing the relationship of the proposed amendment
to the following policies:
1. There is a public need for the amendment.
There is a public need for the amendment. The proposed amendment
would provide opportunities for expanded leisure as well as new
businesses within the C-5 Zoning District.
2. The amendment will accomplish one or more of the purposes of this
Ordinance, the Comprehensive Plan, or other adopted plans or
policies of the City.
Objectives and policies of the Comprehensive Plan include:
. Determine and strive for a balance of commerce, industry and
population;
. Encourage the development of a broad range of educational and
learning opportunities for persons of all ages;
. Promote leisure time opportunities and experiences which are
rewarding for the individual and families.
The proposed amendment strives to accomplish the objectives and policies
of the Comprehensive Plan by providing more opportunities for learning
and leisure, while also offering expanded development potential in the C-5
Zoning District. The proposed conditions will minimize the potential impact
of the proposed uses.
3. The adoption of the amendment is consistent with State and/or
Federal requirements.
This amendment is consistent with federal and state laws.
This type of use, because of its nature, will generate more traffic than the more
traditional C-5 uses. The traffic peaks are more likely to be during the
weekday evenings and weekends.
The approval of this ordinance amendment will likely facilitate new commercial
development and contribute to the City's tax base.
The City Council has the following alternatives.
1. Adopt the ordinance amendment as proposed.
2. Deny the proposed ordinance amendment.
3. Defer this item and provide staff with additional direction for further
research or information.
The staff and the Planning Commission recommend Alternative #1.
A motion and second to adopt an ordinance amending Section 1102.1403 of
the Zoning Ordinance to allow private indoor entertainment facility uses with
Sports
Conditional Use Permits in the C-5 Zoning District.
LlOf> FllES\Of> ORDIN
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY OF PRIOR LAKE
ORDINANCE NO. 06. XX
AN ORDINANCE AMENDING SECTION 1102.1403 OF THE PRIOR LAKE CITY CODE
The City Council of the City of Prior Lake does hereby ordain that:
1. Section 1102.1403 of the Prior Lake City Code is hereby amended to add the
following:
(9) Private Entertainment (Indoor):
a. The structure in which the use is constructed shall be located a minimum of 60
feet from anv uR-1 ". uR-2". or uR-3" Use District.
b. A bufferyard. as determined by subsection 1107.2003. shall be provided alonq all
propertv located within an uR" Use District.
c. The use shall provide a desiqnated drop-off/pick-up area that is physically
separated from truck loadinq/unloadinq areas.
d. The number of necessary parkinq spaces will be based on the individual uses as
desiqnated in Section 1107.300 of the Zoninq Code.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 6th day of February, 2006.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the _ day of
,2006.
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PAGE I
Phone 952.447.4230 / Fax 952.447.4245
~.
Triple Play is a 29,600 square foot facility that provides indoor skills
improvement and entertainment for youth, young adults, and families. There will e
be adequate parking and 2 major streets that offer safe exiting from the industrial
park. In addition to the local community benefiting, the local community sports
associations including PLAY of Prior Lake, the BAC of Burnsville/Savage, and
LBA ofLa.l}~ville, and their players will also benefit.
~ . -"'.. ~. .
Triple Play will contain the following:
.,,.:''If I,
Basketball and Baseball skills improvement:
Hitting/pitching/catching/throwing/and basketball training area:
It's 6,240 sq ft area will be a full size basketball court for games or
personal training. Prior to the baseball season nets will be used to create
individual training areas for hitting baseballs or softballs, pitching,
catching, and fielding. Clinics for baseball and basketball will be held
using area coaches and players as teachers.
Batting cages: i
Our batting cages will occupy an area of3,000 sqftare feet and is open
year round. It will serve as a skills improvement area for kids and adults
keeping in shape for the baseball season. Pitching speeds will vary from
40 mph to 70 mph and will include slow-pitch softballs and fast-pitch
softballs.
Miniature golf: . ,
The 9,000 square ft. miniature golf is an 18 hole year round world class
indoor golf course that will provide entertainment for families and kids of
all ages. The course will be professionally designed by 'a company that
specializes in constructing miniature golf courses. The course will be
designed similar to a regulation golf course,with running water to simulate
waterfalls and streams, rocks, and bunkers all ~oming into play. Contour
changes in the putting surface will cause the ball to break and tum as it
roles to the cup just like you would see on a regulation course.
Video Arcade:
There will be a small video arcade area for children interested in spending
time there.
,
"
Concessions:
Triple Play will offer the following food and drink items.for sale;
. .
Bottled water, Soda pop, Gatorade, Candy, PIzza, and Hot dogs.
Meeting Rooms:
There will be 2 meeting rooms for school get-togethers, church socials, or
birthday parties.
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Specific description of the amendment:
Triple Play is similar to the Gymnastics School currently allowed as a "
Conditional Use in the C-5 business zone under item (6). Please consider
the following points:
1) Triple Play isn'tonly about entertainment. It's business plan is
expecting basketball and baseball skills improvement (to students) to
..-"
....provide over 60% of it's revenue.
2) Coaches and athletes will be available to put on clinics and offer
.' 'ttaining to area youth (students) to improve on their fundamentals.
Much like a gymnastics school offers.
3) Parents will be working with their kids to teach and improve their sons
and daughters skills.
4) It will be necessary to allow at least 1 parking stall for every 300
square feet offloor area. Necessary at a gymnastics school.
5) It will also be necessary to have a designated drop-off/pick/up areas
for students that is physically separated from truck loading and
unloading areas. Necessary at a gymnastics school.
4
~
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There isn't existing language provided for my pr~posed amendment. The
proposed amendment would be an addition to conditional uses in the C-5
zone.
Proposed Amendment:
1102.1403 Uses permitted with Conditional Use Permit
(7) Skills ImprovementlPrivate Entirtainment ..:. Indoors
a. The business must provide skills' improvement for it' s
students. /
b. One parking stall per 300 squar~ feet of floor area.
c. The use shall provide a designated drop-off/pick-up area for
students that is physically separated from truck loading and
unloading areas.
,
"
Planning Commission Meeting
January 9, 2006
have this item continu to the January 23,2006, me 'ng. The applicant was to submit
information by Friday, J ary 6, 2006 for this appen, however, the estate is re-
opening the bids and the sta ment is on hold.
Vote taken indic
~
B. #05-225 Mark Kreissler is requesting an amendment to Section 1102.1403 of
the Zoning Ordinance to allow indoor sports facility in the C-5 (Business Office
Park) district.
Planning Coordinator Danette Moore presented the Planning Report dated January 9,
2006, on file in the office of the City Planning Department.
On December 5,2005, Mark Kreissler addressed the City Council regarding his intent to
establish an indoor sports facility (Triple Play) within the Deerfield Industrial Park. Mr.
Kreissler indicated the lot being considered for purchase was within the C-5 (Business
Park) Zoning District and it was his hope to amend the City Code to allow this use in the
district. The City Council directed Mr. Kreissler to work with staff and consider options
to bring this use to the City.
Since the December meeting, the applicant has submitted details ofthe proposed Triple
Play use, which will include the following:
. Training area with a full-size basketball court (6,240 sq ft)
. Batting cage area (3,000 sq. ft.)
. 18 hole miniature golf area (9,000 sq. ft.)
. Video arcade
. Concession area
. Meeting rooms
The applicant has indicated the 29,600 square foot facility will provide opportunities for
improving sporting skills, while also offering entertainment for youth, young adults, and
families.
The purpose ofthis hearing is to consider an amendment to Section 1102.1400 of the
Zoning Ordinance to allow the above described use within the C-5 Zoning District.
The proposed amendment allows the use subject to a conditional use permit. The
conditional use permit process guarantees design review by the Planning Commission
and allows for public review. This allows the City additional latitude in respect to the
design ofthe use.
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Planning Commission Meeting
January 9, 2006
In order to minimize the impacts of these uses and to preserve the intent of the C-5
district, the staff is suggesting some specific conditions be imposed on the proposed use.
These conditions are consistent with the conditions placed on the use in the C-4 Zoning
District and on similar uses within the C-5 District. They are:
1. The structure in which the use is constructed shall be located a minimum of 60
feet from any "R-l", "R-2", or "R-3" Use District.
2. A bufferyard, as determined by subsection 1107.2003, shall be provided along all
property located within an "R" Use District.
3. The use shall provide a designated drop-off/pick-up area that is physically
separated from truck loading/unloading areas.
4. The number of necessary parking spaces will be based on the individual uses as
designated in Section 1107.300 ofthe Zoning Code.
The proposed amendment is consistent with the goals and objectives of the
Comprehensive Plan and the enabling legislation set forth in Minnesota statutes. Staff
recommended approval. Moore also noted when staff initially met with the applicant
they discussed the ability to use this use in the C4 district and to possibly consider other
properties as well as looking to rezone the subject lot to make it a C4 use. The applicant
advised staff at that time, the architectural requirement of 60% Class I material would be
CO$t prohibitive and the C5 zoning district would be more conducive to the design
element. Nonetheless, staff felt this particular use parallels that of other uses currently in
the C5 zoning district, provided a Conditional Use Permit is required.
Stamson asked ifthis site is adjacent to a RI (residential) area. Moore responded it is
not, however this amendment affects all C5 districts and pointed out other C5 areas.
Comments from the public:
Applicant Mark Kreissler, added he felt their proposal would be similar to the existing
gymnastic program in the C5 district. They will be offering clinics taught by professional
ballplayers, coaches and trainers from the local schools. The facilities will be available to
rent i.e. basketball and baseball teams, youth organizations and birthday parties. It is a
privately owned business open to the public.
Billington asked the hours of operation. Kreissler said they will vary - around 10:00 a.m.
to 10:00 p.m. during the summer and weekends. School hours would be after school-
3:00 p.m. to 10:00 p.m.
Billington asked projected number of participants. Kreissler said the maximum amount
of people would be 100 to 125 people, but the average realistically would be 25 to 50 at
the most.
Billington asked what type of transportation would be available. Kreissler said mostly
vehicles but some field trips would be provided by buses, similar to Grand Slam in
Eagan.
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Planning Commission Meeting
January 9, 2006
Stamson questioned the applicant ifhe explored a district where the use was already
allowed. Kreissler responded staff did discuss the C4 area where it is allowed, however
the situation is two-fold. This type of business will generate only a certain amount of
revenue. The building required in a C4 district is cost prohibitive from the standpoint
they would not be generating enough revenue to pay for an almost all brick building. The
other thing, children swinging baseball bats and hitting balls into the walls, etc. would be
a concern. Masonry block inside the building is not going to stand up real well to
something like this. The prefab walls would accommodate this need. Because of the cost
and wear and tear issues they felt it would be similar to a gymnasium.
Lemke questioned the arcade area. Kreissler responded the video arcade would work
with the miniature golf course and party area for boys and girls who are probably ages 5
to 12. The younger kids would have a choice of playing miniature golf and then head
into the birthday party rooms with arcade/video games.
Commissioner Stamson closed the public hearing at 5:49 p.m.
Comments from the Commissioners:
Ringstad:
. Agreed with staffs assessment. There is a public need for this amendment.
. I like the four conditions that would be part of the amendment.
. Also agree with Mr. Kreissler that from a cost basis, something like this in the C5
district compared to the C4 district would detract from the C5 district.
. Support the amendment.
Billington:
. It is a neat project. It generally fits the zoning parameters.
. It also is a fit with the Comprehensive Plan.
. With recommendations by staffwill support.
Lemke:
. Agree with staffs assessment, there is a public need.
. Do not see this as being terribly different than the gymnastic school. I would
have a hard time saying a gymnastic school is okay and this isn't.
. Support the change.
Perez:
. Agree there is a public need. It is a good fit for the community.
. I do see that it is similar to a gymnastic school. It meets all the criteria.
. Good fit for the C5 district.
. Support.
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Planning Commission Meeting
January 9, 2006
Stamson:
. Agree there is a public need for this facility.
. Understand the concerns for the different types of building structures for the C4
versus C5 districts.
. A little apprehensive at first having this in a C5 district, mostly because I worry
about a retail business in the C5 with its different requirements and traffic.
However, looking at this particular use it is similar to Burnsville's Soccer Blast
which seems to be working well.
. The conditions by staff will protect the surrounding uses. Support.
MOTION BY BILLINGTON, SECOND BY RINGSTAD, RECOMMENDING CITY
COUNCIL APPROVE OF THE PROPOSED AMENDMENT.
Vote taken indicated ayes by all. MOTION CARRIED.
This will go before the City Council on February 6, 2006.
c. #0 223 Durabuilt Associates is requesting a fron yard setback for property
owner Lee nst of 3203 Sycamore Trail SW.
Planner Jeff Mat e presented the Planning Report dat
office ofthe City ing Department.
di Ernst, Durabilt Associ s Inc. is requesting an 8.3 foot
variance from the requir 25.0 foot front yard tback to construct a garage addition at
3203 Sycamore Trail SW. he lot of 13,000 s are feet is on the northwest comer of
Spring Lake Road (CSAH 1 and Sycamor rail. A single family home with a one-car
garage currently occupies the t.
e e . ting one-car attached garage, breezeway and
house and construct a two-car garage. The
n will not increase the current front yard setback
The applicant proposes to remove
rear concrete pad on the east side 0
proposed 576 square foot garage add'
of the existing structure.
The existing access for the lot i gravel dri way that intersects the street near the
comer of Sycamore Trail and ounty Highwa 12. The applicant proposes to remove
this gravel driveway and co truct a hard surfac 'veway extending directly east to
Sycamore Trail. In confo ance with Section 11 .205 of the Zoning Ordinance, this
driveway will be 24 feet' width at the right-of-way 'ne and 30 feet from the comer of
the intersection ofHw)J 2 and Sycamore Trail right-o way lines.
The Scott County ghway Department was notified ofthi variance request. The
highway departm t believes the proposed driveway will im ove conditions since it will
relocate the driv away from the intersection of Sycamore Trai and Hwy 12. The
Highway Dep ent also believes the driveway will have no impact to current or future
drainage and utIlities along County Highway 12.
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