Jam Hops - Site Plan Review for a commercial indoor recreation facility at 14165 Ramsey Blvd. NW.

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 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. 

Jam Hops is an existing business located just across the border in Anoka.  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.  

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).  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 is working 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 should be updated in time for the City Council.  No significant changes are expected.  

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.  Access will then be provided to the site on Limonite Street (with the change in access, staff will re-assign the address).  

The southern access will be for staff parking and delivery and trash access only.  This parking lot has only 11 spaces.  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 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 and the existing Anoka location.  

Landscaping
The applicant provided a landscape plan that will be presented to the EBP on August 21.  The plan generally meets the landscaping requirements, though staff recommends swapping some of the sugar maples for species that are better suited for boulevard conditions.  The final landscape plan may be adjusted slightly due to the Ramsey Boulevard roadway plans.  

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.  The proposed plans do not show how the edge of the parking lot will be tied into those proposed grades.  It is recommended that those plans be updated by the time of building permit.  
 

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. Recommend approval of the site plan as presented with modifications made to the grading and landscape plan prior to the City Council meeting.
2. Recommend approval of the site with modifications that the Planning Commission sees as appropriate.
3. Recommend denial of 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.  

Staff recommends approval of the Site Plan, contingent upon compliance with Staff's review comments. 

Recommended Motion:

Motion to recommend approval of Resolution #23-175 for a commercial indoor recreation facility at 14700 Limonite St. NW.