Sportport Planned District.Staff Report.04-21-2016.pub

Transcription

REPORT TO PLANNING & ZONING COMMISSION
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CITY OF MARYLAND HEIGHTS
APPLICATION NUMBER
PDP16-0003
APPLICATION (PROJECT) NAME
HSL SPORTS—SPORTPORT
APPLICANT NAME
HSL Sports LLC c/o Greensfelder, Hempker & Gale PC
10 South Broadway, Suite 2000, St. Louis, Missouri 63102
PROPERTY OWNER
City of Maryland Heights
11911 Dorsett Road, Maryland Heights, Missouri 63043
APPLICANT’S REQUEST
Rezoning from “NU” Non-Urban District to “PDCO” Planned
District—Commercial Recreation to allow air dome structures
at the existing community recreation facility
SITE LOCATION
Terminus of Sport Port Road, north of Highway 141
STREET ADDRESS
12525 SPORT PORT ROAD
PARCEL/LOCATOR NUMBER
12Q240045
EXISTING ZONING DISTRICT
“NU” Non-Urban District
TOTAL SITE AREA
84.5 acres
PLANNING AREA
HOWARD BEND PLANNING AREA
PUBLIC HEARING
April 12 & 26, 2016
REPORT ISSUED
April 21, 2016
CASE MANAGER
Michael Zeek, AICP
RECOMMENDATION
APPROVAL
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DESCRIPTION OF EXISTING SITE CONDITIONS
The subject site is 84.5 acres in size and is located at the terminus of Sport Port
Road, north of Maryland Heights Expressway. It is a community recreation
facility operated by the applicant known as Sportport. The facility has twelve
lighted fields (eight grass and four turf) and three unlighted fields. The facility
also has a maintenance building, locker rooms, concessions, and over 700
parking spaces.
REFER TO FIGURE 1
NEIGHBORHOOD CONDITIONS/LAND USE
The Howard Bend Levee passes through the northern portion of the site. A single
-family dwelling abuts the site to the southwest. Agricultural uses are located
west, east, and south of the site. Further east is the Metropolitan St. Louis
Sewer District’s Missouri River Wastewater Treatment Plant. Further south is
Creve Coeur Lake Memorial Park. Further southwest is Creve Coeur Airport.
REFER TO FIGURE 2
ZONING CONTEXT
The site and surrounding properties to the west and east are zoned “NU” NonUrban District. The First Park site south of the site is zoned “PD-M” Planned District—Manufacturing. Further south, Creve Coeur Lake Memorial Park is zoned
“MXD” Mixed Use District.
REFER TO APPENDIX—SUPPLEMENTAL MAPS AND EXHIBITS
REFER TO FIGURE 3
EXISTING CONDITIONS MATRIX
DIRECTION
North
East
EXISTING LAND USE
ZONING DISTRICT
Missouri River
n/a
Agricultural; Wastewater
treatment plant
“NU”
South
Undeveloped land
West
Single-family dwelling;
Agricultural land
April 21, 2016
“PD-M”
COMMENTS
City boundary with City of St. Charles
Site of future First Park development
“NU”
PAGE 3
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BACKGROUND AND REQUEST
In 2010, Ultimate Soccer Arenas of Missouri requested a Conditional Use Permit to lease and operate
the Sportport soccer complex as a community recreation facility (a conditional use in the “NU” NonUrban District). The facility, owned by the City of Maryland Heights, was previously considered a
municipal recreation facility (a permitted use in the “NU” Non-Urban District). The request was
approved via adoption of Conditional Use Permit Ordinance 2010-3434. The applicant leased and
operated the facility for several years.
Last year, HSL Sports assumed the lease of Sportport and continues to operate the facility under the
terms of Ordinance 2010-3434. HSL Sports now requests amendments and modifications to the
governing ordinance as follows (the applicant’s narrative and other exhibits are attached to this
report):





Amendment to the building design standards to construct up to four air dome structures.
Request to extend the hours of operation, currently 10:00 p.m., to 1:00 a.m.
Addition of restaurant/bar as an accessory use
Clarification of the extent of special events that may be held on site
Clarification of the approval/inspection of temporary structures and signs
ANALYSIS
A rezoning to “PDCR” Planned District—Commercial Recreation is the best way to facilitate the
construction of the proposed air dome structures and to govern the future development and operation
of the facility. With the exception of provisions related to the domes, most of the conditions of the
current Conditional Use Permit Ordinance (2010-3434) remain intact. The hours of operation have
been extended to 1:00 a.m., as proposed by the applicant, to attract adult sports leagues. As noted in
the previous report to the Planning Commission dated April 7th, with the exception of the abutting
single-family dwelling, it is unlikely that the use would disturb other homes due to their considerable
distance from the property. The closest single-family residential subdivision in St. Charles County is
almost one mile away and the closest in Maryland Heights is over 1.5 miles from the subject site. In
addition to changing the hours of operation, the draft ordinance also establishes a broader range of
accessory uses for the facility including sporting goods stores, supplement stores, sports medicine
facilities, and bars and restaurants. These uses are included to enhance the facility with related
services.
The proposed domes are at odds with the Building Design Standards of the Zoning Code because
Section 25-13.6.E.1 specifically prohibits tensile fabric as a primary building material. However, the
Building Design Standards contain provisions which allow the Planning Commission to evaluate unique
building designs that provide architecture in a manner outside the scope of standards. The applicant is
requesting that the Planning Commission waive this building material requirement to approve the
domes at this location.
While tensile fabric should be discouraged throughout the City as a primary material, it is appropriate
in this case due to the unique nature of the use and site. The large-scale recreational uses on site
would be extremely difficult to enclose within a building or buildings meeting all of the Building Design
Standards. The standards are simply not intended to address large-scale recreational uses. The
location of the domes could also be considered as a mitigating factor. While the precise location of the
domes has not been determined, the closest dome would likely be over 2,300 feet from the highway,
limiting their overall visual impact. However, due to their extreme size and height, they would still be
visible from the surrounding roadways.
PAGE 4
APPLICATION FOR PLANNED DISTRICT PDP16-0002
April 21, 2016
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ANALYSIS (Cont.)
It should also be noted that the Planning Commission approved a similar request for the Twin Domes
project in 2008. In that case, the applicant proposed two domes 352 feet in width, 702 feet in length,
and 107 feet in height each. In this case, the proposed domes are smaller at approximately 240 feet in
width, 300 feet in length, and 70 feet in height. The Commission approved the Conceptual
Development Plan for that project despite the inconsistency with the Building Design Standards
stating: “The use of tensile fabrics and air supported structures is appropriate in this case for the
special reason of enclosing large-scale recreational uses as proposed by the applicant.”
The draft ordinance permits up to four domes, subject to the review and approval of a Final
Development Plan which shows their extent and location. The ordinance also prohibits signage on the
tensile fabric portion of the structures.
April 21, 2016
PAGE 5
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FINDINGS AND RECOMMENDATION
CONSISTENCY WITH COMPREHENSIVE PLAN
1. The City Planner finds that the project is consistent with the goals of the Comprehensive Plan to
encourage recreational uses in this area which are unique and have a regional draw.
IMPACT ON NEIGHBORHOOD CHARACTER
2. The City Planner finds that the project will not have a substantial adverse impact on neighborhood
character, subject to the regulations of the draft ordinance.
SITE DESIGN
3. The City Planner finds that the site design will be consistent with the standards of the Zoning Code,
subject to review and approval of the Final Development Plan.
BUILDING DESIGN
4. The City Planner finds that the use of tensile fabrics and air supported structures is appropriate in
this case for the special reason of enclosing large-scale recreational uses as proposed by the
applicant.
RECOMMENDATION
The City Planner recommends that this application for a Planned District be approved by the Planning
Commission and that the draft ordinance attached hereto be recommended for adoption by the City
Council. The draft ordinance would repeal the current Conditional Use Permit Ordinance governing the
property and enact a Planned District in lieu thereof.
____________________________________
Michael Zeek, AICP
City Planner
PAGE 6
April 21, 2016
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APPENDIX
SUPPLEMENTAL MAPS AND EXHIBITS
April 21, 2016
PAGE 7
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1
HWY 14
FIGURE 1: AERIAL PHOTOGRAPH
PAGE 8
April 21, 2016
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1
HWY 14
FIGURE 2: EXISTING LAND USE PATTERN
April 21, 2016
PAGE 9
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1
HWY 14
FIGURE 3: ZONING MAP
PAGE 10
April 21, 2016
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EXHIBIT A: APPLICANT’S NARRATIVE
April 21, 2016
PAGE 11
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EXHIBIT A: APPLICANT’S NARRATIVE (CONT.)
PAGE 12
April 21, 2016
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EXHIBIT B: APPLICANT’S EXAMPLES OF AIR DOME STRUCTURES
April 21, 2016
PAGE 13
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EXHIBIT B: APPLICANT’S EXAMPLES OF AIR DOME STRUCTURES (CONT.)
PAGE 14
April 21, 2016
Recommendation of Planning Commission
BILL NO.
ORDINANCE NO. 2016-DRAFT
AN ORDINANCE REPEALING ORDINANCE 2010-3434 AN ENACTING A NEW ORDINANCE IN
LIEU THEREOF TO ESTABLISH A PLANNED DISTRICT AT 12525 SPORT PORT ROAD
(Petition of HSL Sports LLC with the consent of the City of Maryland Heights)
WHEREAS, a public hearing was held before the Planning Commission regarding the proposed Planned
District; and
WHEREAS, the Planning Commission has found that the proposed Planned District is consistent with
the Comprehensive Plan; and
WHEREAS, the Planning Commission has found that the proposed Planned District advances the
purpose and intent of the Comprehensive Plan; and
WHEREAS, the Planning Commission has recommended approval of regulatory standards to guide the
future development of the Planned District; and
WHEREAS, the City Council has reviewed the recommendation of the Commission and has determined
that the proposed ordinance is in the best interest of the City.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MARYLAND
HEIGHTS, MISSOURI, AS FOLLOWS:
Section 1: Conditional Use Permit Ordinance 2010-3434 is hereby repealed.
Section 2: The zoning of real estate in the City of Maryland Heights for 84.48 acres of land located at 12525
Sport Port Road, as more specifically described below, is hereby zoned "PDCR" Planned District – Commercial
Recreation. This zoning shall be recorded on the Official Zoning Map of the City.
A tract of land being Lot 1 of the Sport Port Subdivision, a subdivision in U.S. Survey 3094 and U.S.
Survey 2040, Township 46 North, Range 5 East, according to the Plat thereof recorded in Plat Book 345,
Page 573 of the St. Louis County Records, situated in the City of Maryland Heights, St. Louis County,
Missouri and being further described as follows: Commencing at the Southeast corner of a tract of land
conveyed to Dussault by deed recorded in Book 8200, Page 776 of the St. Louis County Records; thence
North 22 degrees 07’ West, 12 feet; thence along the South line of a tract of land conveyed to Feiner
Farms, Inc. by deed recorded in Book 6962, Page 832 of the St. Louis County Records, North 67 degrees
53' East, 29.22 feet; thence North 22 degrees 07' West, 36 feet to the Point of Beginning; thence North 22
degrees 07' West 3,923.15 feet to the edge of the Missouri River, as located June 22, 1993 by Frontier Land
Services, Inc.; thence along the edge of said Missouri River, North 61 degrees 18' 15" East, 728.42 feet and
North 57 degrees 14' 14" East, 155.48 feet to a point on the West line of a tract of land conveyed to Ethel
Ortmann by deed recorded in Book 7565, Page 1692 of the St. Louis County Records; thence along the
West line of said Ortmann tract, South 23 degrees 30' East, 4,036.51 feet to the North line of Lot 7 of said
Bonner's Subdivision; thence along the North line of said Lot 7, South 67 degrees 53' West, 73.67 feet to
the Northeast comer of Lot 2 of the aforementioned Sport Port Subdivision; thence along the north line of
Lots 2 and 3 of the aforementioned Sport Port Subdivision South 67 degrees 53' West, 973.88 feet to the
Point of Beginning and containing 84.484 acres.
Section 3: Purpose
The purpose of this Planned District is to facilitate the continued development and improvement of the Sportport
Community Recreation Facility. The ordinance is intended to provide flexibility in the development and
Ordinance No. 2015-DRAFT
Page 7 of 7
operation of the facility, particularly to allow multiple large-scale structures on the property, while guarding
against potential adverse impacts.
Section 4: This zoning is subject to all applicable City ordinances, and the conditions that follow:
I.
PERMITTED AND ACCESSORY USES
A.
All permitted land uses in the “NU” Non-Urban District shall be permitted.
B.
Community Recreation Facility (LUC #713944) shall be permitted, subject to the limitations of
this ordinance.
C.
Walkways (LUC #713995) and Bikeways (LUC #713994) shall be permitted, subject to the
limitations of this ordinance and the design requirements of Article 26, Walkways and
Bikeways, of the Zoning Code.
D.
The following accessory uses to the Community Recreation Facility shall be permitted, subject to
the limitations of this ordinance:
1.
Sporting Goods Stores (LUC #451110).
2.
Food (Health) Supplement Stores (LUC #446191).
3.
Sports and Recreation Instruction (LUC #611620).
4.
Offices of Physicians (LUC #621111) and Offices of Chiropractors (LUC #621310) for sports
medicine.
5.
Outdoor Restaurant and Bar/Tavern Seating (LUC #722000).
6.
Food Service Contractors and Concessions (LUC #722310).
7.
Food Trucks, Trailers, or Carts (LUC #722330), subject to the regulations of Article 28,
Itinerant Merchants, of the Zoning Code.
8.
Bars and Taverns (LUC #722410).
9.
Full-Service Restaurants (LUC #722511).
10. Take Out Restaurants (LUC #722513).
11. Snack and Nonalcoholic Beverage Bars (LUC #722515).
12. Fast Food Restaurants (LUC #722516).
II.
PLAN SUBMITTAL REQUIREMENTS
A.
Final Development Plan
1.
Prior to the issuance of a building permit for any air dome structure, a Final Development
Plan shall be submitted to the City Planner for review and approval. Where due cause is
shown by the applicant, the time interval may be extended by the City Planner.
2.
The Final Development Plan shall meet the requirements of Section 25-6.10, Final
Page 7 of 7
Development Plan, of the Zoning Code and shall show existing conditions and proposed
improvements including, but not limited to, the potential location and extent of any air
dome structures. A Final Development Plan may cover each phase or multiple phases.
3.
B.
III.
Recording - Within thirty (30) days from the approval of the Final Development Plan, and
prior to the issuance of a building permit for any air dome structure, the property owner
shall record a copy of the approved Final Development Plan, and any subsequent
amendments thereto, with the St. Louis County Recorder of Deeds. Upon written request,
this time period may be extended by the City Planner. An electronic copy of the recorded
plan shall be provided to the Department of Community Development.
Site Improvement Plans
1.
Subsequent to, or concurrent with, the review and approval of the Final Development Plan,
Site Improvement Plans for each phase of construction shall be submitted for the review and
approval of the City Planner and City Engineer as part of the building permit application
submittal for each phase of development.
2.
Prior to approval of the Site Improvement Plans, verification of necessary approvals from the
Metropolitan St. Louis Sewer District (MSD) and the Howard Bend Levee District shall be
received by the City Planner and City Engineer.
SPECIFIC DEVELOPMENT REQUIREMENTS
A.
Access – Access to this site shall be provided via the existing entrance from Sport Port Drive.
B.
Building Design - New buildings shall meet the requirements of Article 13, Building Design
Standards, of the Zoning Code except as follows:
1.
C.
Air Dome Structures
a.
The Petitioner is a tenant under that certain Sportport Lease Agreement dated June 12,
2014 (“Lease”) with the City of Maryland Heights (“City”) and the construction and
installation of air dome structures shall be allowed by the City under the lease if
allowed under a conditional use permit or under any other ordinance promulgated by
the City including this one.
b.
A maximum of four (4) air dome structures employing tensile fabric or other non-rigid
materials shall be permitted.
c.
Said structures shall be in general conformance with the exhibits submitted by the
applicant and included in the City Planner’s Report to the Planning Commission for
PDP16-0003 dated April 21, 2016. Substantial deviations shall be subject to the
review and approval of the Planning Commission prior to issuance of building permits.
d.
The air dome structures shall be permitted in locations approved on the Final
Development Plan and Site Improvement Plans.
e.
The operator shall be responsible for taking necessary steps to dismantle and remove
each dome structure in its entirety at the end of the term of the Lease.
Building Setbacks – Buildings, including the air dome structures, shall be set back a minimum
of fifteen (15) feet from the limits of this Planned District.
Page 7 of 7
D.
Building Height – Buildings shall be limited to a maximum height of fifty (50) feet with the
exception of the air dome structures which shall be limited to a maximum height of ninety (90)
feet.
E.
Parking and Loading – Required parking and loading shall be provided in accordance with
Article 14, Parking and Loading Regulations, of the Zoning Code except as follows:
1.
F.
A minimum of seven hundred (700) parking spaces shall be provided.
Signs
1.
Replacement of any existing signage with signage of the same type, size, and area shall be
permitted, subject to approval of a sign permit.
2.
Any new signage that does not otherwise comply with Article 15, Sign Regulations, of the
Zoning Code shall be subject to approval of a comprehensive sign package by the City
Planner. Said package shall:
a.
Address the design and location of all existing and proposed signs on site, including, but
not limited to, ground mounted or attached identification signs, directional signs,
incidental signs, and informational signs.
b.
Be generally consistent with the purpose, intent, and overall design standards of Article
15, Sign Regulations, of the Zoning Code.
3.
Temporary signs for special events shall be in accordance with the provisions of Section
4.IV.A.4.e of this ordinance.
4.
No exterior signage, or internal signage visible from the exterior, shall be installed or created
on the tensile fabric portion of the air dome structures.
G.
Landscaping – Existing landscaping shall be maintained and/or replaced as needed. The type
and size of new or replacement plant materials shall be in accordance with the requirements of
Section 25- 16.16.C, Plant Materials, of the Zoning Code.
H.
Environmental Standards - Every use, activity, process or operation on the site shall comply
with the performance standards prescribed in Article 17, Environmental Standards, of the
Zoning Code.
I.
Lighting
1.
Any new or replacement lighting shall be in accordance with the provisions of Article 18,
Lighting Design Standards, of the Zoning Code.
2.
Field, parking, and pedestrian lighting shall be turned off by 1:30 a.m. All other lighting
shall be the minimum amount required to provide adequate security.
J.
Stormwater Management - Adequate provisions shall be made for the disposal of stormwater, in
accordance with the specifications and standards of the Metropolitan St. Louis Sewer District
(MSD) and the Howard Bend Levee District.
K.
Potable Water and Irrigation – Potable water facilities shall be in accordance with the
requirements of Missouri American Water Company. Additionally, a well may be installed for
irrigation purposes.
Page 7 of 7
L.
Sanitary Sewers – Any sanitary sewer facilities provided shall be in accordance with the
requirements of MSD.
M.
Outdoor Storage of Materials or Equipment (LUC #23885) – No outdoor storage of materials or
equipment shall be permitted except as follows:
1.
Trash dumpsters and recycling areas subject to the requirements of Section 4.III.N,
Screening, of this ordinance.
2.
Working portable toilets for use by patrons and employees shall be permitted.
3.
Exterior storage of vehicles, materials, and equipment associated with the Community
Recreation Facility is permitted as follows:
4.
a.
Said storage shall only occur within the two (2) existing fenced areas to the north and
south of the existing storage building.
b.
Said areas shall be screened from view by adding slats or fabric to the existing chain link
fencing or by installation of new fencing providing a minimum of 75% opacity, as
approved by the City Planner.
For the purpose of clarification, “materials or equipment” shall include:
a.
b.
c.
d.
e.
f.
g.
IV.
Vehicles other than licensed and operable on-road vehicles;
Trailers not attached to licensed and operable on-road vehicles;
Equipment or vehicles used for landscaping or field maintenance;
Materials or other goods used or sold by the operation;
Stockpiles of dirt, mulch, compost, fertilizer, hay, road salt, or firewood;
Brush, debris, trash, or junk; or
Pallets or delivery containers.
N.
Screening – Screening of trash receptacles, recycling areas, mechanical equipment, above
ground utilities, and other functional elements shall be provided in accordance with the
standards set forth in Section 25-25.4, Screening of Outdoor Storage, Mechanical Equipment,
and Utilities, of the Zoning Code.
O
Fencing – Fencing shall be in accordance with Section 25-12.6, Fences, of the Zoning Code.
Additionally, all fencing shall be subject to the review and approval of the City Planner to
consider the intent and materials of the fencing and its compatibility with the character of the site.
CONDITIONS RELATED TO SPECIFIC USES
A.
Community Recreation Facility
1.
The purpose of the Community Recreation Facility shall be the hosting of camps, clinics,
games, leagues, practices, programs, tournaments, and training related to soccer and other
recreational sports.
2.
Hours of Operation – Use of the playing fields shall be confined to the following:
a.
7:00 a.m. to 1:00 a.m. daily.
Page 7 of 7
b.
Any change in the hours of operation that is outside of the time periods already permitted
is subject to the review and approval of the Planning Commission. It shall be the
applicant’s burden of proof to demonstrate to the satisfaction of the Commission that the
additional hours of operation will not cause adverse traffic, noise, public safety, or offsite glare impacts.
3.
The operator shall notify the Police Department when tournaments exceeding one hundred
(100) teams are scheduled.
4.
Special Events – Special Events shall be permitted subject to the following requirements:
a.
Special events may include any of the following:
i.
ii.
iii.
iv.
v.
vi
Car and vehicle shows.
Fairs.
Festivals and exhibitions.
Fundraisers.
Private social, professional, civic, and political gatherings.
Performances (including, without limitation, live music and other entertainment)
ancillary to a special event or a permitted or accessory use listed herein.
vii. Movie nights.
viii. Holiday and seasonal events.
ix. Similar events not listed above, subject to the review and approval of the City
Planner.
b.
Special events are subject to City Planner and the Chief of Police approval of a Special
Event Permit, in accordance with Section 14-309, Special Events, of the Municipal Code.
Each permit application shall include the following information:
i.
ii.
iii.
iv.
v.
vi.
vii.
Narrative containing a detailed description of the event.
Duration (hours/days) of the event.
Anticipated attendance.
Number of fixed seats, if applicable.
Map, diagram of dedicated parking spaces.
Location of temporary structures within the parking area.
Remaining parking capacity, if applicable.
c.
The sale of goods or products is permitted only if the retail activity is accessory to the
special event.
d.
Temporary structures, including but not limited to tents, raised performance or display
areas, etc., shall be inspected for public safety concerns and approved for use and/or
occupancy by the Building Commissioner.
e.
Temporary signs associated with special events that directly impact views from either the
public or private rights-of-way or access drives shall be subject to the review and
approval of the City Planner as to the type of sign and location. These signs are
permitted subject to the following criteria:
i.
The sign is necessary to identify the nature and location of the special event.
ii. The sign is consistent with the character and scale of the special event.
Page 7 of 7
iii. The sign is located in a manner that does not visually block site triangles at either
public and or private rights-of-way or access drives to the special event venue.
f.
B.
V.
VI.
Special events shall be confined to the operating hours of the facility.
Accessory Uses
1.
All necessary permits from the St. Louis County Department of Health shall be obtained for
food service and concessions.
2.
Retail uses shall be limited to sales of goods specifically related to the recreational uses being
conducted at the Community Recreation Facility.
3.
Accessory uses shall be confined to the operating hours of the facility.
MAINTENANCE
A.
The buildings and site shall be maintained in accordance with the Property Maintenance Code.
B.
The landscaped areas shall be properly maintained. Plant materials shall be replaced or replanted
as determined by annual inspection of the site by the City Planner or his assigns.
RIGHTS OF APPEAL
In the event of a disagreement between any Developer and the City Planner and/or the City Engineer as
to the criteria or conditions set forth in this ordinance and/or the Zoning Code, such disagreement shall
be submitted to the Planning Commission for recommendation to the City Council, which shall make the
decision on such disagreement, provided the Developer shall have the right to appeal such decision
pursuant to the City of Maryland Heights Zoning Code and to pursue any other available legal or
equitable remedy.
Section 5: This Ordinance shall be in full force and effect from and after its passage and approval.
PASSED BY THE CITY COUNCIL THIS _________ DAY OF _______________ 2016.
_____________________________________
MAYOR/PRESIDING OFFICER
APPROVED BY THE MAYOR THIS __________ DAY OF __________________ 2016.
______________________________________
MAYOR
ATTEST:
____________________________________
CITY CLERK
Page 7 of 7

Sportport Planned District.Staff Report.04-21-2016.pub

Transcription

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