HomeMy WebLinkAbout4 - United Heroes - Interim Use Permit
To: Planning Commission
From: Justin Fortney, City Planner
Date: April 13, 2020
Item: Interim Use Permit - Temporary Parking and Confidence Course
2800 Ravenna Trail
Planning Commission Action Requested: The Planning Commission is asked to review the
proposed Interim Use Permit and make a recommendation to the City Council.
Background Information: The Interim Use Permit would allow for temporary
improvements that do not meet all of the city development standards for a period of time
in areas outside the MUSA (Metropolitan Urban Service Area). This would allow for
temporary operations or allow to begin an operation with minimal upfront investment.
The approved permit would be probational for the first six months and then possibly
reauthorized for a year by the City Council. After this 18-month period, the improvements
must be removed or brought up to full development standards following an approved site
plan.
The applicant is proposing to construct a confidence course (AKA obstacle course) at the
property. They are proposing to receive Interim Use Permit approval to temporarily allow a
gravel drive and parking lot, small dumpster, and chemical toilets (AKA Porta-Potty). They
propose to construct the necessary pavement and landscaping at the end of the Interim Use
Permit. No interim lighting or structures are currently proposed.
Applicants rational for Interim Use Permit approval:
“The primary reason is budget concern / constraints. As a cost-conscious nonprofit that
prides itself on a very high charitable giving percentage (88% in 2019) we need to
demonstrate interest and usage of the course first before allocating donor dollars to pave
the substantial stretch from Ravenna Trail to the trailhead for the course. Additionally, we
are launching the first phase of a capital campaign this summer that will help springboard
revenue creation that allows us to further invest in the development of our property. With
the ongoing pandemic and uncertainty that everyone is facing right now, we need to ensure
that a pending downturn in the nation’s economy doesn’t impact our ability to further
development.”
Planning Commission Memorandum
Interim Use Review
The temporary improvements should not negatively affect the area. There are few site
neighbors, the site was formerly used as a sand and gravel mine, and the site is open to
appointment only and will be gated for security.
The concept plan shows many uses that are not part of this application and have not been
reviewed for compliance with current city codes. The applicant has stated that the shooting
range in Ravenna Township has been removed from their future plans.
Notification
Property owners within 350’ were notified of the SUP. No comments have been received.
Site Plan Review
Comprehensive Plan Classification
The 2030 Comprehensive Plan designates this area as Agricultural.
Zoning Classification
The subject property is zoned A -Agriculture. Which allows the proposed use of recreation.
Adjacent Zoning and Land Use
Direction Existing Use Zoning Comp Plan North Vacant Agriculture Institutional
East Large lot residential/ vacant Agriculture Agriculture South Large lot residential/ vacant Agriculture Agriculture West Extreme Sandbox/ bus. homes Agriculture Agriculture
Existing Condition
The 14-acre parcel is currently vacant land and conjoining additional land owned by the
applicant including some in Ravenna Township.
Building Setbacks
There are no buildings proposed. The course improvements and parking are appropriately
setback from the property lines.
Parking
The gravel parking lot would contain 40-50 spaces. The applicant anticipates 10-20 vehicles
per event, twice per month between May and October.
Architectural Standards
No buildings are proposed
Landscaping
Landscaping is not required for an Interim Use Permit. Landscaping will be required during
the site plan process.
Lighting
No site lighting is proposed during the Interim Use Permit operations.
Recommended Action:
Approval of the Interim Use Permit, subject to the following conditions:
1) Conformance with the Planning Commission Staff Report and plans dated April 13, 2020
2) Only site amenities including the confidence course and parking lot labeled as
one and two on the applicant’s concept plan have been reviewed and approved
for an Interim Use Permit at this time. Other site amenities shown on the plan
have not been reviewed for compliance or construction.
3) Approval is granted for a six-month probationary period, which may be
considered for full issuance by the City Council.
Attachments:
· Aerial Photograph
· Photographs
· Application Materials