HomeMy WebLinkAboutExhibit A_Staff Findings_MCCExhibit AStaff Findings
Section 26.450.030. Criteria applicable to alltemporary uses.
Whenconsideringadevelopmentapplicationforatemporaryuseoraninsubstantialtemporary
use,theCommunityDevelopmentDirector orCity Councilshallconsider,among otherpertinent factors, thefollowing criteria as theyor anyof them, relatethereto:
A. Thelocation,size,design,operatingcharacteristicsandvisualimpactsoftheproposed use.
StaffResponse:The lawn tent) will measure approximately 2,000-2,400 square feet and will only be in place for a total of 13 days annually. The other proposed tents, along with the existing roof overhang projections, will be enclosing the patio area immediately off the main dining room at the rear of the Grand Champions Club building; there will be four 20’ x 20’ tents for 13 days, and only one 20’ x 20’ tent tucked between a corner of the building and an extended roof overhang for the rest of the summer. In December, there will be only two 20’ x 20’ tents for three days. The 20’x40’ poolside tent will be used for only three days during the time that the lawn tent would be up. The tents at the driving range would be standing for only the twelve days of the ThinkBig event in September. (See figure 2 in memo)
The visual impacts associated with these tents will be minimal as all proposed locations are interior to the Maroon Creek Club property and its existing facilities. Other than the 12 days with up to 4 tents of various sizes out by the driving range for the ThinkBig event, the remaining tent requests involve only areas that are immediately behind the main club building, between the structure and the club’s fenced tennis courts, and adjacent to its swimming pool area. These areas are surrounded and largely enclosed by mature trees and landscaping. This general area where the various proposed tents will be contained is depicted by the red outlines shown on the aerial vicinity map, above. Staff finds this criterion to be met.
B. Thecompatibility oftheproposedtemporary usewiththecharacter,density anduseof structures anduses in theimmediate vicinity.
Staff Response:Tents have been erected in these locations in the past with no known adverse impacts to the character of the Club or the immediate vicinity thereof. The tents are temporary in nature, and are consistent with the operation of a golf club and restaurant. The proposed tents do not change the existing use of the property, its density, its structures or its character. Staff finds this criterion to be met.
C. Theimpactsoftheproposedtemporary useonpedestrianandvehiculartrafficandtraffic patterns, municipal services, noiselevels and neighborhood character.
StaffResponse:The proposed tents will have no significant impact on pedestrian and vehicular traffic or neighborhood character, and will not place any demand on municipal services. Noise levels will comply with the City’s applicable noise regulations. Staff finds this criterion to be met.
D. Thedurationoftheproposedtemporary useandwhetheratemporary usehaspreviously been approved forthe structure, parcel, propertyor location as proposed inthe application.
StaffResponse:Temporary Use Permits have previously been issued for tents on the Club property. The Applicant is requesting approval for a total of 83 days throughout the year, although 63 of those days will have only one small 20’ x 20’ tent on the dining room patio. At least five annual recurrences are requested in order to avoid the cost and time associated with the applicant preparing and the City reviewing this application every year. Staff finds this criterion to be met.
E. Thepurposes and intentofthe zonedistrict in which the temporaryuseis proposed.
Staff Response:The temporary installation of event tents is consistent with the primary use established by the PD – a golf club. Staff finds this criterion to be met.
F. Therelationofthetemporaryusetoconditionsandcharacterchangeswhichmayhave occurred in the areaandzonedistrict in which theuse is proposed.
Staff Response: The use of tents on the property is a historically established use at the MCC. Over time there appear to be no negative effects to neighbors. The use of temporary tents is consistent with the character of the golf club (really, of all golf clubs). Staff find this criterion to be met.
G. Howtheproposedtemporaryusewillenhanceordiminishthegeneralpublichealth, safetyor welfare.
StaffResponse: The proposed use would help to enhance the MCC’sability to accommodate its members and guests at special events throughout the year. Staff can find no reason to expect that the use will diminish any aspects of the club, or surrounding uses.
Growth Management Quota System
26.470.040.7 Temporary uses and structures. The development of a temporary use or structure shall be exempt from growth management, subject to the provisions of Chapter 26.450, Temporary and Seasonal Uses. Temporary external airlocks shall only be exempt from the provisions of this Chapter if compliant with the applicable sections of Commercial Design Review – Chapter 26.412, and approved pursuant to Chapter 26.450 Temporary and Seasonal Uses. Tents, external airlocks, and similar temporary or seasonal enclosures located on commercial properties and supporting commercial uses shall only be exempt from the provision of this Chapter, including affordable housing mitigation requirements, if compliant with the applicable sections of Commercial Design Review – Chapter 26.412, if erected for 7 consecutive days or less in a 12-month period, and approved pursuant to Chapter 26.450 – Temporary and Seasonal Uses. Erection of these enclosures for longer than 7 consecutive days in a 12-month period shall require compliance with the Commercial Design Review – Chapter 26.412, and compliance with the provisions of this Chapter including affordable housing mitigation.
Staff Response:The applicant is requesting a ninety-three (93)day temporary use approval, requiring compliance with Commercial Design Guidelines (below), and affordable housing mitigation. Staff has calculated the appropriate affordable housing mitigation to be $10,278.91 in 2018/2019. The calculation may be found in Exhibit B, to follow. Mitigation fees would be due at the time the first tent permit is issued in each year of approval and shall be recalculated in mitigation rates change..
26.412.060. Commercial Design Review Criteria.
An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria:
Staff Response: While the Commercial Design Review Criteria technically apply to this request, the MCC is not located in one of the designated character areas - and importantly this makes application of location specific character qualities arbitrary, and perhaps, irrelevant. Other than the material of the tents – which are consistent with other tents, no criteria really apply to this request.