Skyline MN Apple Valley, LLC has requested site plan/building permit authorization to allow construction of a 46,200 sq. ft. indoor commercial recreation facility and class I restaurant with an associated 51,000 sq. ft. outdoor recreation facility and patio on Lot 1, Block 1 of the proposed Orchard Place 5th Addition. The indoor recreation facility would include bowling lanes, duckpin lanes, axe throwing, an arcade, and banquet and meeting spaces. The outdoor recreation facility and patio would include sand volleyball courts, cornhole courts, bocce courts, indoor/outdoor bar, fire pits, and outdoor dining seating. The indoor/outdoor recreation facility will also be in conjunction with a restaurant service that provides traditional sit-down options, bar service, and outdoor seating. The site would include 329 parking stalls. Access to Lot 1 would come from one driveway access off 155th St West, and two driveway accesses off of English Avenue.
This proposed development is in conjunction with a proposed subdivision by preliminary plat of Outlot D, Orchard Place 2nd Addition into two lots and two outlots. Additionally, it has been requested to rezone Lot 1 and Lot 2, Block 1 and Outlot B, Orchard Place 5th Addition (according to the preliminary plat) from "RB" (Retail Business) to "PD" (Planned Development). The preliminary plat and rezoning are requested by the developer and owner of the existing outlot.
Comprehensive Plan: The proposed Lot 1, Block 1, Orchard Place 5th Addition is guided for "C" (Commercial). Commercial areas include a wide variety of retail, office, and services uses that vary in intensity and off-site impacts. The City uses the zoning ordinance to regulate the intensity and characteristics of development.
Lower-intensity districts include "LB" (Limited Business) and "NCC" (Neighborhood Convenience Center). Higher-intensity districts include "GB" (General Business) and "RB" (Retail Business). In each district, land use and performance standards such as parking, building setbacks, storm water infiltration, access and lot coverage set the parameters for development. The proposed development would be consistent with the current Comprehensive Plan designation.
Zoning: The property is currently zoned "RB" (Retail Business). A separate application is requested for the rezoning of this proposed property as well as Lot 2 and Outlot B of Orchard Place 5th Addition. The use of an indoor recreation facility would be permitted in the standard "RB" zoning district. The outdoor recreation facility is not a permitted or conditional use in the "RB" zone. The rezoning to "PD" will allow flexibility to zoning of the property in consideration of this unique use. Additionally, by utilizing a custom "PD" zoning district, the City will be able to consider and adopt specific performance standards related to each zone within the Planned Development.
Preliminary Plat: The preliminary plat is being requested by the developer and owner of the existing outlot. Please see the Orchard Place 5th Addition staff report for more information on the subdivision of Outlot D, Orchard Place 2nd Addition.
Site Plan: The site plan includes the indoor recreation facility, class I restaurant, and outdoor recreation facility and patio. The parking lot would include 329 parking stalls with street access from 155th Street West and English Avenue. The site would also include a standard 6' wide sidewalk along English Avenue, a 10' public trailway along the west property line, and there is an existing trailway abutting the site along 155th Street West. A requirement in the proposed "PD" zoning will be to connect all interior sidewalks to public trails.
The outdoor recreation facility and patio would include an indoor/outdoor bar, fire pits, dining areas, and sports courts. The entire outdoor area would be delineated by an engineered 8' fence. The applicant has stated that trees and landscaping will border the fence where space permits. A fence is required in both the draft PD ordinance and the outdoor dining section of City Code. The outdoor area will also include speakers for music and stadium lighting for the sport league courts. The applicant has stated that the speakers and lighting will be positioned so as to limit spillage outside of the fenced area. Additionally, the draft PD ordinance includes provisions related to both noise and lighting.
Parking Details: A traditional class I restaurant would require one parking stall per 2.5 customer seats, and one space per five seats of outdoor eating area, excluding the first ten outdoor seats. A bowling alley would require five parking spaces for each alley, plus additional spaces as may be required for related uses such as a restaurant or liquor facility. City Code does not include a minimum parking requirement for this specific use mix. Due to the nature of the use, the facility includes a large range of seating options that significantly increase the required minimum parking stall count if every customer seat were to be accounted for. For example, the banquet and meeting spaces include high customer seat counts but will not constantly be in use. Additionally, the outdoor recreation courts will not be entirely utilized year-round. The applicant has stated that parking will be shared with the future development of Outlot A, just south of this site (please see the attached site plan that includes a mock-up of the shared parking area). A shared parking agreement will be required between these two proposed properties. Staff continues to review the proposed parking stall count to determine if it will be adequate for this site and use.
Grading and Utilities: The Assistant City Engineer has reviewed the grading and utility plans, and comments are included in the attached memo. Issuance of a building permit, grading activity, or utility installation shall be contingent upon the review and approval of the final grading and utility plans by the City Engineer.
Building Elevations: The primary building materials would include brick veneer, corrugated metal panels, and architectural CMU veneer (stone finish). Secondary materials include an aluminum composite panel providing a trim to exterior windows, and metal coping along the roof line.
Corrugated metal is not permitted as a primary building material. The proposed building elevations show large sections of corrugated metal, specifically along the south elevation. The north, east, and west elevations show the metal being broken up by articulated sections of brick veneer and architectural CMU. Metal has been permitted as a secondary material for commercial buildings. The "PD" zoning requirements could allow for flexibility to the building materials than what standard zoning requirements would allow. Further review of proposed the building materials will be required.
The outdoor fence surrounding the outdoor recreation area and patio would be a pressure treated wood fence. City Code does not require specific fence materials except that "All exterior wood surfaces of any fence, other than decay resistant woods, shall be protected from the elements by paint or other protective surface coating or treatment, which shall be maintained in good repair to provide the intended protection from the elements.". The proposed fence would meet standard requirements.
All rooftop and ground mounted mechanical equipment as well as exterior utility meters will be required to be screened. The trash enclosure is shown to be architecturally compatible with the proposed principal building.
Landscaping: The standard landscaping requirements per City Code require that commercial developments have a minimum landscaping cost of 2.5% of the estimated building construction cost based on Means Construction data. The proposed plans show the addition of 73 trees and a large variety of shrubs, grasses, and perennials. As with other recent development projects, the applicant is struggling to meet the 2.5% requirement with landscape material as defined in section 155.003. The PD ordinance is proposed to allow flexibility with upgraded landscaping materials that are not included in standard zoning requirements.
If the proposed PD ordinance is approved, landscaping costs may be reduced by 1% of the Means Construction Cost of the building if upgraded landscaping materials (public art, fountains, decorative paving, public benches, bike racks, etc.) are incorporated into the landscaping plan.
Park Dedication: Park dedication is primarily handled through the subdivision process with the amount of land or cash-in-lieu required based on the building type and size used on each lot. The park dedication will be fulfilled by the intended user of this site. The interior public trail is proposed to be allocated towards the park dedication requirement. The user and/or developer would construct the trail and provide a trail easement to the City. The City would maintain the trail.