The City has received an application from Karl Janzen for an Interim Use Permit (IUP) to operate Ramsey Raceway, a go-cart racing track to host a weekly racing circuit.  The Subject Property is the former site of an Oasis Market gas and convenience store, set to be demolished over the next month.  The City acquired the parcel for the eventual reconstruction of Armstrong Boulevard.  The proposed interim use would be set to expire when the parcel is needed for this public purpose.

The purpose and intent of allowing interim uses is to allow for uses for a limited time that reasonably utilizes the property where it is not reasonable to utilize in the manner provided in the comprehensive pland and to allow uses that are presently acceptable but that, with anticipated development will not be acceptable in the future.  In issuing the permit, the City should find the following:

• The use generally conforms with zoning regulations (i.e. bulk standards)
• The date or event that will terminate the use can be identified with certainty
• Permission of the use will not impose additional costs on the public if it is necessary for the public to take the property in the future
• The user agrees to any conditions that the City Council deems appropriate for permission of the use.

All properties within 350 feet of the Subject Property were notified of the Public Hearing by Standard US Mail.  The Public Hearing was also notified in the Anoka County Union, the official newspaper of the City of Ramsey.

The Subject Property is approximately 1.23 acres in size and the proposed track would be less than one (1) acre in size and consist of a clay surface.  The Subject Property is located just north of Highway 10 and the parallel railroad tracks, and west of Armstrong Blvd.  The proposed track would be a 'sunken' track, in that grades would be lowered from the existing surface to create a bowl effect.  This was done to decrease visibility of the track itself from Armstrong Boulevard and attempt to better manage stormwater.  The proposed use would be classified as commercial outdoor recreation, which is not currently an allowable use within the COR-2 sub-district, but could serve as an acceptable interim use of the Subject Property until such time it is needed for the eventual reconstruction of Armstrong Boulevard.  When reviewing the proposed IUP, Staff focused on the following:

• Other potential uses that would be viable for a short interim period such as this
• Compatibility with surrounding uses, including The COR
• Compatibility and potential issues with the City's public nuisance ordinances
• Safety of racers and spectators

The site plan indicates construction of a wood privacy fence for aesthetic controls and screening, and a chain link fence around the track itself for spectator safety.  The interior fence would be lined with tires 18-24 inches high, consistent with the Applicant's insurance requirements, according to the Applicant. A water truck is proposed to be used to control dust created by the racing surface.  The Applicant has stated that all safety measures are being provided in accordance with insurance requirements.  Staff has avoided making subjective direction as to safety measures to avoid exposure to liability in case the City's safety recommendations were ever deemed insufficient.

Races would be held weekly in summer months on either Friday or Saturday nights with one race per week.  The Applicant would also like the flexibility to host other similar events, such as snowmobile racing in the winter months.  All racing would need to comply with the City's nuisance regulations found in City Code Section 30-3 (Public nuisances), including noise regulations.

A portion of the adjacent property is proposed to be used for racer parking, but not for parking for spectators of the event.  There are no plans to upgrade this parking area and thus, parking would be accommodated directly on top of the existing grass area.  The owner of the adjacent parcel will need to be party to the IUP in order for this to be accomplished.

The Applicant is proposing to utilize four (4) portable restrooms on the Subject Property.  In a cursory review by Staff, it appears that a special event with the proposed number of attendees falls in line with this calculation ranging from four (4) to six (6) portable restrooms.  Other items to be used on the Subject Property include an electrical distribution box, concession trailers, and small accessory structure (for racer check-in).  Alcohol will not be served on site.  The Applicant is also proposing a eight (8) foot by four (4) foot sign affixed to the proposed privacy fence.  The Applicant is working on a final electric distribution plan to maximize safety of the distribution box.  All items to be placed or erected on the Subject Property shall be subject to applicable licenses and permits.

Staff's principle concern is in regards to available on-site parking for this assembly type use.  With only 21 available off-street parking spaces provided, this would only provide for an estimated 50-60 spectators.  As stated above, parking for race teams would be proposed for the parcel to the west of the Subject Property.  The proposed interim use has the potential go draw a larger crowd with this.  The parking lot is connected to the parcel to the north, which could absorb some of this parking demand, although would take away from available spaces for that use.  Staff would recommend the Applicant provide proof-of parking for an additional 30 spaces or more including shared parking agreements with both adjacent property owners.  This would allow parking for approximately 100 more spectators.  In addition, Staff would recommend that the Applicant provide plans for preventing on-street parking on Armstrong Boulevard.

The Applicant is currently working on final plans and details prior to review by the City Council.  There are a few items that the City will need clarification on, in writing, prior to review by the City Council, consistent with the Staff Review Letter.

Per direction and approval of the City Council, all costs associated with review of the application are being handled as part of regular staff duties.

Staff recommends that the Planning Commission forward any concerns regarding the compatibility of the proposed interim use with the surrounding land uses and future land uses in the area.  Staff recommends that an interim use permit is the best tool to utilize for this parcel for any use approved for the Subject Property given the future need of this parcel is for future transportation improvements and upgrades to Armstrong Boulevard.

Motion to recommend that the City Council adopt the resolution adopting findings of fact related to the request for an Interim Use Permit;

-AND-

Motion to recommend that the City Council adopt/not adopt the resolution approving the Interim Use Permit, based on findings of fact and contingent upon compliance with the City Staff Review Letter dated April 28, 2011.