Adopt Resolution #23-175 Approving Site Plan for 14200 Limonite Street NW - Jam Hops

Jam Hops is an existing gymnastics training business located just across the border in Anoka on Bunker Lake Boulevard.  That location is soon to be no longer available to this business, so it must relocate.  The business owner has been working with the City to identify sites that are near the existing location to remain convenient for existing clients while allowing the business to grow.  The applicant is pursuing a 4.14-acre City-owned parcel that will meet the needs of the business.  The applicant has been working with the City's Economic Development staff and the EDA for the land sale.  

Proposed Use
Jam Hops is proposing to use the site as an indoor commercial recreation facility, which is a permitted use within the E-2 zoning district.  The building will have large spaces for gymnastics and dance training.  A small theater area will be used for recitals for the dance program.  A mezzanine area will have administrative offices for the business.

Building Design
The building will be constructed out of concrete precast panels in a design similar to the company's Ham Lake location (photos are attached to this report in the Architectural Plans).  The building will also have some large windows and a canopy over the main entrance.  The building's orientation will be directed towards Ramsey Boulevard for better business exposure.  

Access and Parking
The property currently has a driveway apron out to Ramsey Boulevard.  With the upcoming Highway 10 reconstruction project, the bridge over the railroad tracks will result in a loss of access from Ramsey Boulevard to the site. The applicant worked with Anoka County to get the roadway plans to incorporate the grading into the proposed site plan.  The roadway plans were not received in time to be incorporated into the Planning Commission's plan set, but were updated in time for the City Council.  No significant changes were discovered.  

Along the east side of the site is Limonite Street NW.  The road is constructed to urban standards from 143rd Avenue to the north down to the north property line of the site.  The rest of the roadway is a rural, unpaved roadway without utilities.  This project proposes to reconstruct this portion of Limonite Street to urban standards and extend the sanitary sewer and water to where the road bends into 142nd Avenue NW.  Access will then be provided to the site on Limonite Street (with the change in access, staff will re-assign the address from 14165 Ramsey Blvd. to 14200 Limonite St. NW).  The City will contribute costs to the reconstruction that will be determined at the time of the development agreement.  

The main parking lot will be accessed through the northern driveway.  This driveway will be clearly identified by a monument sign.  The main parking lot will have 123 parking spaces.  The southern access will be for staff parking, deliveries, and trash access only.  This parking lot has only 11 spaces.  The applicant has provided an explanation of the parking needs attached to this report.  Staff believes the amount of parking is appropriate given the applicant's experience at the Ham Lake location and the existing Anoka location.  The Planning Commission also noted that this parking analysis was reasonable.  

Landscaping
The applicant provided a landscape plan that was presented to the EBP on August 21.  The current proposed plan meets the landscaping requirements and has been updated based on EPB comments.  

Lighting
The applicant has submitted a lighting plan with photometrics.  The plan provides at least 1.0 foot-candle of lighting across the parking lot.  The proposed light fixtures are all downcast lights that meet City Code requirements. 

Utilities
The site will be using municipal utilities that will be extended with the Limonite Street reconstruction.  

Grading and Drainage
Storm water management will be handled on-site with a pair of storm water basins on the eastern side of the site.  The overflow and roadway runoff will be directed into an existing basin south of 142nd Avenue on another City-owned parcel.  The plan will need to be reviewed and approved by the Lower Rum River Watershed Management Organization (LRRWMO).  

Along the western side of the property, the parking lot is shown perched up a couple feet above the existing curbline for Ramsey Boulevard.  After road construction is complete, Ramsey Boulevard will be elevated over the railroad tracks to the south using retaining walls and will eventually meet existing roadway grade near 143rd Avenue resulting in the parking lot level below the roadway grade.
 

Direct mailings were sent to property owners within 350 feet of the site.  A "proposed development" sign was placed on the property.  

Alternatives to consider:
1. Approve the site plan as recommended by the Planning Commission with modifications made to the grading and landscape plans.
2. Approve the site with modifications that the City Council sees as appropriate.
3. Deny the site plan with specific findings.

All costs associated with the application are the responsibility of the applicant.  There will be some cost share on the reconstruction of Limonite Street that will be determined by the City Council with the development agreement.  The development agreement is still being worked on and is anticipated to be reviewed by the Council on September 26. 

The Planning Commission recommended approval of the Site Plan at its meeting on August 24, contingent upon compliance with Staff's review comments. 

Motion to adopt Resolution #23-175 Approving Site Plan at 14200 Limonite St. NW.