1998-02-03 Rezoning and Sports Bar Concept
r.,
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman / David Licht
DATE:
3 February 1998
RE:
Albertville - Marx Property Rezoning & Sports Bar Concept
FILE:
163.06 - 98.03
Background
Mr. Bernie Marx and three partners, John Daniels of Long Haul Trucking, Jeffrey Kopp of Kopp
Realty Inc., and Jerry Scherber, have submitted a concept plan for development on Marx land
immediately west of Lion's Park. The concept plan shows a sports bar of +/-22,500 square feet,
two softball/baseball fields, three volleyball courts, future playground and parking for 120
vehicles. In addition, the concept shows two acres of Marx land to be dedicated to the City as
park for additional parking and an outdoor hockey rink (to be moved from its current location in
Lion's Park). Shown on the Barthel property, the plan also proposes that the two acres of park
land would provide needed parking and outdoor ice rink usage adjacent to the ice arena property
thereby negating the need for future land purchase/expansion.
The concept would require amendment to the Comprehensive Plan from Park & Open Space to
Commercial and proposes rezoning of +/-10-11 acres to B-3, Highway Commercial. Although,
not included in the current rezoning proposal, Mr. Marx wishes to rezone the +/-4 acres shown
on the concept to be immediately south of the Barthel property and west of the southern most
proposed ballfield to a business designation as well.
In association with the concept plan, the applicants submitted a list of reasons why their proiect
is beneficial. These have been outlined as follows and have been evaluated by our office based
upon existing City planning policies, the Comprehensive Land Use Plan, Park and Trail Plan and
Ordinance requirements.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Concept Plan
Exhibit C - List of Benefits
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
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A. The existing zoning designation of PIl, Public/Institutional is of little value to the land
owner. The +/-10-11 acres rezoned to B-3, would be the highest and best use.
Response:The existing zoning designation of P/I was recently established over this area
by the Albertville City Council for a reason, following adoption of the City's Comprehensive
land Use Plan and Park and Trail Plan. The land is needed for future expansion of lion's
Park. The land was not chosen as a future park site arbitrarily nor hastily, many features
were studied prior to choosing this site. These include a physical inventory of current
facilities, survey of City residents, neighborhood characteristics/adjacent land uses,
location/proximity/walking distance, park types and their service areas and the types of
facilities desired. Based on the continually growing population, Albertville must provide
its residents with recreation space; another +/-10acres is needed by the year 2000. land
has been and will be acquired from other land owners/developers as well.
Mr. Marx owns +/- 72 acres of land in the City. In order to develop this, ten (10) percent
of it or about 7 acres needs to be dedicated as park land. In addition, the developer will
be required to provide trails along 57th Street and throughout portions of the local street
areas or neighborhoods which may be credited to the developer in satisfaction of park
dedication requirements. If the 10-11 acres of land dedicated to the City for expansion of
lion's Park exceeds the amount owed for park dedication, the City must credit the owner
the equivalent amount in cash as based upon the market value of the land.
The Marx land under the P/I designation represents a lot of value that would otherwise be
owed at a park dedication ratio of $1,300 per lot. The 10-11 acre parcel could yield at best
32 lots for a total of $41,600 owed as park dedication, not including the cost of trail
constru ction/ded icati on.
B. Two acres have been left as P/I to be deeded to the City for parkland in exchange for park
dedication fees. The City gains two acres of parkland and a park building (?).
Response:As explained in (A) above, the two acres proposed as City parkland under the
proposed concept, does not satisfy the park dedication requirement. But more importantly,
the two acre parcel does not conform with either the policies and provisions of the
Comprehensive land Use Plan or the Park and Trail Plan, which state the following:
1 . land shall be acquired according to need in differing areas of the City in compliance
with the Park Classification Guidelines...
2. land shall be acquired from developers or land owners when it is consistent with
the adopted Park and Trail Plan or when alternate land areas have been evaluated based
on park and trail policies and are in keeping with the intent of the Plan.
3. Upon development of recreational facilities, they shall be appropriate to the areas
in which they are located, both with respect to their integration into the social/physical
setting and to their potential for creating conflicts with neighboring property owners.
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4. Every reasonable effort will be made to improve and expand parks located in areas
with inadequate facilities.
5. Pursue new recreation sites in association with new residential subdivisions which
will serve a broad range of age groups and activities.
C. With potential movement of the ice rink, Friendly City Days has room to expand for the
carnival, band, softball, etc.
Response:Moving the existing outdoor rink from Lion's Park no doubt creates additional
open space for other uses. Our office questions the need for additional parking on the
north side of Lion's Park. The City's intent has been to acquire the additional land directly
west of Lion's Park and the added street frontage on future 57th Street. This would
provide the opportunity to create a second access to the park and additional parking to
disperse traffic among the differing use areas. The Friendly City Days needs will be taken
into account when designing the expanded park facilities.
D. The land for future expansion of the ice arena saves on the cost of purchasing any future
land. The proposed ice arena and youth hockey usage is closer to the outdoor ice facility
and gains more land for (indoor?) parking.
Response: The land shown on the proposed concept is in the location of the ice arena
land currently being designed and to be developed in 1998. The attached concept does
not provide additional land for future ice arena expansion, as Mr. Barthel has provided this
option by allowing them first right of refusal on his property directly south of the current
ice arena land. Reference to indoor parking does not seem appropriate, unless there is
something we are not aware of.
The Park and Trail Plan indicates that additional outdoor hockey space is desired in
addition to more open-skating ice space. The Park and Trail Plan does not call for
relocation of the existing ice rink in Lion's Park.
Additional Comments:
E. Park Classification: The park is designated a community play field and is intended to
serve the entire community. It is centrally located and appropriate for the neighborhood
in which it is located (ie: access from future collector street, adjacent to railroad line, does
not infringe upon existing development, etc). In this regard, the active park uses planned
for the park will not disturb neighboring land owners.
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F. Zoning Designation: Alternatively, the proposed commercial development is in
opposition to the intended use of the land. Furthermore, the proposed zoning
classification of B-3, Highway Commercial is not appropriate for the site. The B-3 District
is intended to provide for and limit the establishment of motor vehicle oriented or
dependent high intensity commercial and service activities. The proposed ~ does not
"fit" with the proposed location. In designating commercial development along CSAH 37
and CSAH 19 the City intended to keep traffic associated with these uses on the periphery
of residential areas rather than penetrating such. The B-2, Limited Business District is
more applicable to the property shown, however, does not allow the desired restaurant and
ba r .Y..S.e..
G. Use:The proposed privately owned recreational facilities, while open for some public uses
and activities, cannot be relied upon for long-term or full time public recreation. This gives
the City no control over maintenance and operations. Additionally, the proposed
development may favor adult softball tournaments which may inadvertently limit use by
youth. The adult activities, particularly those associated with alcohol are typically not child
oriented, nor should they be. Intermixing of the two uses in close proximity appears to be
of little benefit.
Again opposition to an established planning policy is evidenced: "n. donations toward the
community recreation system will be accepted by the City if they are free of obligations or
impacts which limit use later, do not offend other segments of the community, do not have
hidden costs for development or maintenance which are beyond the City's financial
resources, and are in the City's best interest".
Lastly, the availability of a liquor license is questionable, as there are a limited number in
the City, one of which the recently approved golf course wishes to obtain.
H. Design: The overall concept plan has not taken into account setback and landscaping
requirements, having shown little to none. More critically, the proposed ball field
orientation is toward the southwest and evening setting sun, opposite of recommended
configuration. From an environmental standpoint, the wetland shown on the concept may
be more extensive than indicated as indicated by National Wetland Inventory maps and
may not allow development on the parcel as indicated.
I. Circulation and Parking: Another policy contained within the Park and Trail Plan states
that "Consideration shall be given to safety, visibility, and emergency access into parks
when acquiring land or planning for their development". As mentioned previously, any
expansion of Lion's Park beyond its current boundary requires the addition of street
frontage to eliminate circulation and parking problems.
The conceptual development proposes that additional parking be provided on the two acre
triangular piece to the northwest of Lion's Park. Aside from the configuration which limits
parking lot design, the parcel is not contiguous to Lion's Park and relies upon access
through the restaurant/bar parking lot for access. Additionally, the parking area has been
moved farther away from activity areas and creates a dead-end situation (if not linked with
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the ice arena) with only one public street access.
The number of parking spaces is also inadequate. At a building size of 22,500 square
feet, it is estimated that 2/3 of the building would represent public use areas thereby
requiring 1 space per 40 square feet of gross dining and bar area. The remaining 1/3
would require 1 space for each 80 square feet of kitchen/storage area. This equates to
14,850 sf @ 1/40 = 371 parking spaces plus 7,650 sf @ 1/80 = 96 parking spaces, for a
total of 467. The restauranVbar site contains 120 spaces and no provision for loading.
Conclusion
Decision on the request to rezone the Marx property is a policy decision to be determined by the
City Council. Their judgement shall be based upon, but not limited to, the following factors as
outlined in Section 300 of the City Zoning Ordinance.
1. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
2. The proposed use is or will be compatible with present and future land uses of the
area.
3. The proposed use conforms with all periormance standards contained herein.
4. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
5. The proposed use can be accommodated with existing public services and will not
overbu rden the City's service capacity.
6. Traffic generation by the proposed use within capabilities of streets serving the
property.
Our office has provided a comprehensive review of the issues associated with this rezoning
proposal based on the review criteria above, the Comprehensive Plan and Zoning/Subdivision
regulations which all show deviation from established policies and provisions. The changes
proposed by the applicants would severely change the physical arrangement of land uses
previously planned, and would seriously alter the neighborhood environment in this vicinity.
pc: David Lund
Linda Goeb
Pete Carlson
Mike Couri
Bernie Marx
John Daniels
Jerry Scherber
Jeffrey Kopp
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