ARAA Dome Site Plan and Plat - 14600 Ferret St. NW

The Anoka Ramsey Athletic Association (ARAA) is proposing a large inflatable dome on a 12.89 acre site north of Highway 10 west of Armstrong Boulevard.  The dome will primarily be used for practices and training sessions for its members.  Occasional games, tournaments, and other events are likely to occur.

At its meeting on January 26, the Planning Commission unanimously recommended approval of a site plan for an athletic training facility and the plat of "ARAA Subdivision."  They also approved the variance to the height maximum.  

The Planning Commission previously reviewed a rezoning request for the property in the summer of 2022.  The City Council approved the rezoning to E-3, the same district as the adjacent Bunker Lake Industrial Park to the northwest.  This district was selected due to the building design allowances and uses on the site (recreation and restaurant).  A text amendment was also processed to allow medical clinics in the E-3 district in the event a sports medicine clinic were to co-locate on the site.  The clinic and restaurant uses are not being proposed at this time and a new Land Use Application will be required at the time they are proposed.   

The site currently consists of two parcels.  A plat is proposed to consolidate the existing lots into one large lot.  Indoor recreation is a permitted use, therefore the site is subject to a Site Plan Review.   Previously, one of the parcels were used for recreation uses with a go-kart track and paintball, though that business has been closed for several years.  Lastly, the dome exceeds the 65-foot height limit of the E-3 district and a variance was approved by the Planning Commission. 

Staff mailed notices to owners of property within 700 feet of the site.  A legal notice was published in the Anoka Union Herald Newspaper on January 13, 2023.  A Land Use Application sign was placed on the property.

Use
The use of the facility will primarily be used for youth sports training.  The applicant has stated that they will, from time-to-time, have games, tournaments, and other events, though nothing has been specified.  Tournaments and other events must be limited in capacity due to the occupancy of the building per the Building Code and availability of parking on-site.  

During the 2022 rezoning application, it was anticipated that the site would include a sports medicine clinic and a restaurant.  These uses are not proposed at this time.  A concept plan is attached.  When those users are identified, a new Land Use Application will be required for review of those uses, structures, and site improvements.  It should also be noted that a telecommunications tower is located on the site and it will remain in place.  

Building Architectural Design & Variance
The building consists of two parts--the dome and a support building.  The 175,500 square foot air-supported fabric dome will be 78 feet in height.  The nearly 3,700 square-foot one-story brick support building is proposed off the northeast corner of the dome.  The support building houses the lobby, restrooms, a storage room, an office, and a pass-through garage bay. 

The maximum building height in the E-3 district is 65 feet.  A height of 78 feet to the top is proposed (roughly the height of a six-story office building).  The applicant's narrative addresses the considerations for justifying a variance according to City Code.  The dome needs to have enough height (interior clearance) so that sports like baseball and softball can reasonably be played indoors without a fly ball hitting the ceiling.  As an arched structure, the top of the roofline will not be visible from close views due to its curvature.  It will be noticeable from farther distances.  The Planning Commission used their authority and granted the variance.  The Commission's decision may be appealed to the City Council.  

Access & Parking
Access to the site is provided via two one-way drives off Ferret Street.  The northern in-bound driveway is located very close, though offset, to the intersection of 147th Avenue.  Due to the offset, outbound traffic will not be permitted here due to traffic safety and operational concerns.  The outbound driveway is approximately 190 feet to the south.  This loop system allows for a drop-off zone in front of the support building.  

The applicant has provided a traffic and parking analysis which is attached to this report to explain different parking scenarios depending on use of the building.  The 135-space parking lot is located on the north side of the building.  If the building is used for younger children's practices, it is expected that many of the children will be dropped off.  If it is used for high school driving-aged teens, then it is expected that many of the users will drive themselves and park.  Some additional parking is also provided for spectators.  Staff concurs with the report as being adequate for typical use of the facility.  

Space for additional parking is located to the west of the building.  This area is being reserved for the clinic and restaurant uses, though it could be used to create more parking if it is needed.  

A building perimeter paved pathway is shown for maintenance and emergency access.  The pavement is needed to catch the snow that falls from the structure and is sturdy enough to plow it away.  This pathway must be kept clear at all times. 

Pedestrian Connections
Ferret Street will likely be reconstructed in 2023.  This reconstruction will include a sidewalk.  The applicant is showing a walkway connection from the building to the future public sidewalk.  It is anticipated that during events, people may want to walk to the planned retail and restaurant uses nearby on a break.  As a youth-centered facility, area children may ride a bike to the site and bike racks are being provided.  

It should be noted that the walkway between the parking lot and the dome will also collect the snowfall from the roof as noted earlier.  Extra attention will need to be given to this area while the building is in use during snowfall to keep it clear and safe.  

Landscaping and Screening
The applicant has submitted a landscape plan that meets the requirements of City Code.  The design of the site focuses most of the trees to the north side of the parking lot and east side of the property.  The Environmental Policy Board (EPB) reviewed the plans on January 23 and recommended the plan's approval.  

Adjacent to the north and east sides of the building are pads for mechanical units.  Once the units are determined, they will need to be screened for safety and visual aesthetic with a privacy fence.  

Utilities
Public water and sanitary sewer mains are in the vicinity of the site.  These utilities will be extended to the site with the upcoming reconstruction of Ferret Street and 147th Avenue.  The facility will be connected to municipal services.  The proposed plans have some minor adjustments and corrections needed by the time of building permit.  

Storm Water Management
A series of storm water management basins are shown across the site.  Preliminary review reveals additional design capacity is likely and should be able to be accommodated on site easily.  WMO review will be required based on the size of the site as well as a maintenance agreement.

Lighting
The applicant has submitted a lighting plan with photometrics that has a well-lit parking lot and pedestrian walkways.  All lights are downcast and shielded.  

 

Costs of processing the application are the responsibility of the applicant.  Park dedication and development fees will be collected with the plat.  

The Planning Commission recommended approval of the plat and site plan review on January 26, 2023.  

Alternatives to consider:
1. Approve the project as recommended by the Planning Commission.
2. Approve the project with any modifications that the City Council would like. 
3. Deny the project based on certain findings.  

Two motions are requested:

Motion to waive the Charter provision of reading the resolution aloud and adopt Resolution #23-025 Approving Plat of "ARAA Subdivision;" and

Motion to waive the Charter provision of reading the resolution aloud and adopt Resolution #23-026 Approving Site Plan Review for an athletic training facility at 14600 Ferret St. NW.