REPORT - Champlin

Exhibit 2
CITY OF CHAMPLIN
PLANNING COMMISSION
Presenter:
Meeting Date:
REPORT
Scott Schulte, City Planner
June 15, 2015
PUBLIC HEARING
RE:
Project 2015-12: A request from Tom Dequattro, Willy McCoy’s Bar and Grill, to
amend a conditional use permit to extend outdoor patio hours from 10 p.m. to
midnight and to convert an existing outdoor gazebo to a full-service bar. The project
is located at 12450 Business Park Boulevard.
BACKGROUND
Last fall, the City approved a site plan and conditional use permit (CUP) for Willy McCoy’s Bar and Grill
located at 12450 Business Park Boulevard (former Champlin American Legion). The site plan addressed
exterior site improvements including parking, landscaping and storm water management, while the
conditional use permit addressed the restaurant operation and established parameters for the outdoor patio
area.
The outdoor patio offers seating for 40 patrons and includes a 24-foot by 15-foot covered gazebo. The
covered gazebo is limited to seating at this time. Willy McCoy’s CUP requires the patio be closed at
10:00 p.m. Further, the CUP allows the City to close the patio or limit alcohol sales is if it is determined
that noise levels are too disruptive to the neighborhood. The conditional use permit is attached.
Tom Dequattro, owner of Willy McCoy’s, requests that he be allowed to convert the gazebo to a fullservice bar and extend the patio hours to midnight. These requests require an amendment to the CUP.
REVIEW OF CONDITIONAL USE PERMIT AMENDMENT
Patio Hours
Willy McCoy’s patio hours are limited to 10 p.m. The limit was established due to proximity of the
patio to adjacent residential homes (300 feet). The restriction is consistent with other restaurant
patio areas near residential neighborhoods, including Maverick’s Wood Grill and 5-8 Bar and Grill;
though most of these restaurants are closer in proximity than Willy McCoy’s.
In staff’s review, nothing has changed from the original approval. Opening this spring, Willy
McCoy’s patio has not offered the opportunity to observe activity and potential noise nuisances. As
noted in a memo from Police Chief Kolb, the likelihood of noise complaints in the later hours
increases. Staff cannot support the extended hours at this time. Should the applicant desire to reevaluate the hour limits, it is recommended that the request be presented in early 2016 for Planning
Commission and City Council consideration. This time frame provides opportunity to better
evaluate the possible impacts of a later close.
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Full Service Bar/Gazebo
Willy McCoy’s operates an outdoor full-service bar at their Ramsey location (photo attached). The
request is to convert the gazebo at the Champlin site to a full-service bar. Staff is amenable to
conversion under the following rationale:
1.
2.
3.
3.
5.
Beverage service is already available on the patio via the wait staff.
A full-service bar is more convenient for the operator and patrons.
Public safety staff opine that there is not a significant distinction between being
served alcohol on the patio and having a full-service bar available.
The bar service area shall be secured during off-hours. Specifically, the serving area
shall include metal roll-up doors that are capable of being latched and locked.
The City shall retain the right to revoke/terminate services due to behavior issues at
its sole discretion.
RECOMMENDATION
It is recommended the Planning Commission recommend approval an amendment to Willy McCoy’s
conditional use permit to convert the outdoor gazebo to a full-service bar, subject to the following
conditions:
1.
2.
The bar service area shall be secured with roll-up metal doors that can be latched and
locked during off-hours.
The City retains the right to revoke/terminate services provided on the outdoor patio due to
behavioral issues. It is the City’s sole discretion to determine the extent of revocation.
It is further recommended that the Planning Commission deny the request to have the patio hours
extended from 10 p.m. to midnight.
Attachments. Project Area Aerial Photo
Resolution approving conditional use permit
Photos of Patio Area
Photos of Structure at Ramsey Location
Memo from Chief Kolb
Email from Resident (Kathleen Galiger)
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Willy McCoy’s Patio - Champlin
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Willy McCoy’s Patio – Ramsey, MN
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EXHIBIT 3
CITY OF CHAMPLIN
PLANNING COMMISSION
Presenter:
Meeting Date:
REPORT
Scott Schulte, City Planner
June 15, 2015
PUBLIC HEARING
RE:
Project 2015-13: A request from Luke and Alyssa McGregor, Lil Newton’s Nest, for
a rezoning from Single Family Residential (R-1) to Commercial Neighborhood (CN)
and a conditional use permit for a day care at 111 Dean Avenue (former Champlin
Elementary site)..
BACKGROUND
The Champlin Elementary building, 111 Dean Avenue, was last occupied in 2009. The facility, owned by
the Anoka Hennepin School District, has been used for equipment storage for the past five years.
The site is planned to be purchased and occupied by a private day care facility known as Lil Newton’s
Nest. Lil Newton’s Nest, founded in 2009 by Alyssa and Luke McGregor, is an early education day care
facility serving children ages six weeks to five years. Lil Newton’s Nest has two other locations,
Plymouth and Maple Grove. The Plymouth location, a former elementary school (Beacon Heights), is
very similar to the Champlin Elementary site. They serve 272 children with 50 staff. The Maple Grove
location (opened in 2014) is a former charter school and now serves 100 children. More information on
Little Newton’s Nest is available on their website, www.lnnest.com.
The Champlin Elementary location is anticipated to initially serve 50 children with 20 staff and ultimately
serve up to 150 children with 30 to 40 staff.
The following approvals are required for the project:
1. Rezoning from Single Family Residential, R-1 to Commercial Neighborhood, CN.
2. Conditional Use Permit
REVIEW OF REZONING
The site and surrounding areas are zoned Single Family Residential, R-1. The R-1 zoning allows schools
as conditional uses, but does not allow private day care facilities. The requested rezoning to Commercial
Neighborhood, CN, supports the private day care as a conditional use. The CN zoning is appropriate as it
is designed for commercial uses that can co-exist adjacent to residential neighborhoods.
REVIEW OF CONDITIONAL USE PERMIT
For conditional uses, staff’s review focuses on ensuring that the facility can support the proposed use and
that the proposed use does not create negative externalities for adjacent neighborhoods.
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Prior to closing, Champlin Elementary accommodated 450 students and 50 staff. Since closing, the
facility has been relatively well maintained by School District maintenance staff. In review of the site, it
appears well-equipped to handle the proposed use. Below is an analysis of the relevant aspects:
Traffic/Parking
The site has 60 parking spaces in the parking lot east of the building. This parking lot is planned to
handle drop off between 6 a.m. and 9 a.m. and pick up between 4 p.m. and 6 p.m. The main rush of drop
off and pick up is typically between 7:45 a.m. and 8:15 a.m. and 4:45 p.m. and 5:15 p.m., respectively.
Lil Newton staff will park on the east side of the parking lot.
By comparison, Lil Newton’s Plymouth facility has 65 parking stalls serving 272 children and 50 staff.
Lil Newton has not experienced any parking-related issues at this facility.
Staff believes that the existing parking lot can support the use. That said, however, should there be
parking and loading/unloading issues, there are options to considering including using the black-topped
area west of the building or using Dean Avenue for limited pick-up/drop-off. It is recommended that the
conditional use permit include provisions to implement these areas for parking if warranted.
Exterior Site Improvements
The grounds at Champlin Elementary have been relatively well-maintained. Though there are
landscaping and other improvements necessary. The list of recommended improvements is as follows:
1.
2.
3.
4.
The main building entrance stairway has deteriorating concrete. The entrance steps shall
be repaired.
Shrub plantings adjacent the building are over-grown and weed infested. The landscaped
areas adjacent the building shall be refurbished, including shrubs and replacement, weed
removal, and mulching.
The main parking lot bituminous is in decent condition, however, the parking lot striping
needs to be redone.
The wood retaining wall adjacent Dean Avenue needs to be re-painted.
Security
For State licensing, Lil Newton is required to provide a secure facility. The play area west of the building
will be completely fenced (already 90 percent fenced). Lil Newton plans to enclose any existing openings
with similar type four-foot chain-link fencing. Exterior doors will be locked at all times. Entrance into
the facility is only permitted by key fab or by interior permission.
Signage
Champlin Elementary has one existing detached sign near the entrance from Dean Avenue. Lil Newton
has not submitted plans for this sign. Lil Newton is also permitted one wall-mounted sign. Lil Newton
shall apply for sign permits before any installation of signage on the site. Final approval of the design of
all signage shall occur during the sign permit process required by City Ordinance
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Platting
The property at 111 Dean Avenue is a combination of multiple parcels, including a vacated road right-ofway conveyed to the school in the 1955. The legal description is complicated and cumbersome and in
southwest corner of the site extends near the traveled roadway (Cartway Road). Also, portions of the play
area are located within the Cartway Road right-of-way. Staff recommends that the property be platted to
simplify the legal description to avoid title issues; to provide the necessary right-of-way adjacent to
Cartway Road; and to ensure the play area to the west is outside of right-of-way.
NEIGHBORHOOD OPEN HOUSE
On June 10th, Lil Newton hosted an open house at the site. The surrounding neighborhood was invited to
said open house. Approximately ten residents attended. Many questions were answered and tours were
provided. One issue raised related to the public’s use of the playground. The resident indicated that many
children in the neighborhood use the playground and that they hoped the playground would remain open.
Lil Newton staff was open to public use of playground, though they were unsure of the liabilities
associated with public use. Lil Newton plans to direct their attorney to investigate. The use of the
playground can be considered during plat review.
RECOMMENDATION
It is recommended that the Planning Commission recommend approval of the following:
1. Rezoning of 111 Dean Avenue from R-1 to CN.
2. Conditional Use Permit approval for a day care facility, subject to the following conditions:
1)
2)
3)
4)
5)
6)
The main building entrance stairway has deteriorating concrete. The entrance steps shall
be repaired.
Shrub plantings adjacent the building are over-grown and weed infested. The landscaped
areas adjacent the building shall be refurbished, including shrubs and replacement, weed
removal, and mulching.
The main parking lot bituminous is in decent condition, however, the parking lot striping
needs to be redone.
The wood retaining wall adjacent Dean Avenue needs to be re-painted.
If the City determines that there are parking/loading issues, the black-topped area west of
the building or Dean Avenue may be implemented for parking or limited pick-up/dropoff.
The property owner shall make application for platting of the property. The plat shall be
consistent with the requirements of the City’s Subdivision Ordinance.
Attachments. Aerial Photo
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