Planning Commission Agenda and Packet 2023 07 13

Home Browse Search

Planning Commission Staff Report July 13, 2023 business, Rocky Mountain Tap and Garden, located in the adjacent strip retail center at 1071 Courtesy Road. The proposed PUD and application materials are included as Attachment No. 2. BACKGROUND: The subject property is a .64-acre lot located west of Highway 42, between South Street and Short Street. The property is part of the DELO Plaza development that includes an strip retail center and two commercial pad sites. The City approved the DELO Plaza Planned Unit Development (PUD) and Final Plat in 2015 (see Attachment Nos 3 and 4). The City's zoning designates the property as Commercial Community mixed use (CC - MU) and site design is governed by the Mixed -Use Development Design Standards and Guidelines (MUDDSG). The DELO Plaza PUD included approval of a drive -through commercial building on the subject lot that was never constructed. The proposed beer garden has been installed and is in use with a City -issued Temporary Use Permit that will expire in September of this year (see Attachments). The ongoing use of the property as a beer garden requires approval of a PUD amendment. PROPOSAL: The proposed beer garden includes an approximately 10,000 sq. ft. outdoor area enclosed by a 3.5' tall metal fence and planter boxes. Amenities on the site include seating for patrons, shade sales, a stage, gazeebo, a storage structure, decorative lighting, and activity areas for games. The surface of the outdoor area is a mix of compacted crushed granite and artificial turf. The beer garden serves as an extension to the Rocky Mountain Tap and Garden located on the north end of the strip commercial center. Access between the beer garden and the main business is across an existing drive aisle connecting Short Street to the parking lot for the center. The original PUD included 11 deferred parking spaces on the lot that were to be developed with the drive through retail development. The proposal is to not add the deferred parking and utilize existing parking on the property. The DELO Plaza PUD required parking ratios of 1 stall per 250 sq. ft. for the strip center and 1 stall per 125 sq. ft. for the two pad lots designated for drive through retail. These parking ratios exceeded the MUDDSG standard of 1 stall per 300 sq. ft. for commercial uses. The higher parking ratio standard was likely intended to accommodate parking for what is a largely auto - oriented commercial development rather than a multi -modal and walkable commercial environment envisioned with the MUDDSG standards. There are 101 parking stalls installed as part of the current development, which exceeds the required parking just for the strip center, which is 63 stalls based on the PUD. The MUDDSG and the City code do not specify parking standards for outdoor areas. However, when accounting for the beer garden public seating space of approximately 6,610 sq. ft., the MUDDSG parking ratio of 1 stall per 300 sq. ft. would generate a demand for 23 additional parking spaces. The combined parking demand of 85 stalls is within the 101 provided parking stalls. le