STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request to Adopt Resolution No. 24-07, Approving a Conditional Use Permit and Extension of Time for Yard City, Allowing an Outdoor Event Area for a Term not to Exceed 30 Days after the Completion of the Downtown Catalyst Project, at 2101 McCulloch Boulevard N., Tract 100, Block 5, Lot 17, in the Mixed-Use Uptown McCulloch Main Street (MU-UMS) District. (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
24-4307 (P&Z #24-0030005) |
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Property Legal: |
Tract 100, Block 5, Lot 17 |
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Address: |
2101 McCulloch Blvd N |
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Lot Size: |
50 x 245 |
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Applicant: |
James Gray/Partnership for Economic Dev. (PED) |
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Owner: |
Yard City, LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current Zoning: |
Mixed-Use Uptown McCulloch (MU-UMS) District |
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Existing / Proposed Use: |
Outdoor Event Area with Minimal Improvements, Continuation thereof |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is zoned MU-UMS District. Outdoor entertainment/recreation is permitted within this District. The Partnership for Economic Development (PED) currently utilizes 2101 McCulloch Boulevard N. as a community gathering space known as Yard City. This use was conceived as a temporary use, and was initially allowed by staff, without requiring development improvements, as part of the First Friday events. Based on the success of First Fridays and other events proposed by the PED, staff determined a Conditional Use Permit (CUP) was necessary for use of the site.
Timeline:
November 20, 2019: Planning Commission approved Resolution No. 19-03, issuing a CUP for the use.
August 1, 2022: Six-month extension approved by Planning Commission to May 31, 2023.
May 17, 2023: One-year extension approved by Planning Commission to May 31, 2024.
May 29, 2024: Applicant files application requesting extension to opening of Downtown Catalyst Project.
Per the applicant’s current Extension Request Letter, the extension will allow the PED and First Friday team to remain at the Yard City site until they move to the new Downtown Catalyst project upon its completion.
SITE ANALYSIS:
The subject property is located at 2101 McCulloch Boulevard N. An Area Map is attached. The buildable area of the site has been graded and currently includes the following improvements: perimeter fence, portable restrooms, lighting, artificial turf, pavers, and food/beverage truck.
The subject property is included in the Parking-in-Common Masterplan for Tract 100. The rear 150 feet of the property should be developed per the approved parking-in-common plan, which includes paving and striping. Staff is taking the position that the cost of providing these parking improvements for a temporary use that is relocating soon is not a reasonable request as these improvements will be acquired when the lot develops with a permanent structure in the future.
STAFF ANALYSIS:
Development Code Section 14.05.04(G)(4) provides findings necessary for the approval of a CUP. In approving a permit, the Commission may impose conditions to mitigate potential impacts. As the findings for issuance of the original CUP was provided at the time it was issued in 2019, and this is just an extension request, staff believes that those original findings are still applicable to this request.
COMMENTS FROM OTHER DEPARTMENTS:
No objections were received during the review process.
ATTACHMENTS:
Area Map
Planning and Zoning Commission Resolution No. 24-07
Extension Request Letter
Original P&Z Resolution No. 19-03
Tract 100 Parking-in-Common Map
STAFF RECOMMENDATIONS:
Staff recommends that Resolution No. 24-07 be adopted, approving a conditional use permit and extension of time for Yard City, to allow an outdoor event area for a term not to exceed 30 days after completion of the Downtown Catalyst Project, at 2101 McCulloch Blvd. N., Tract 100, Block 5, Lot 17, in the Mixed-Use Uptown McCulloch Main Street (MU-UMS) District, with all conditions as contained in Resolution 24-07.
SUGGESTED MOTION:Recommended Action
I move to adopt Resolution No. 24-07 approving a conditional use permit and extension of time for Yard City, to allow an outdoor event area for a term not to exceed 30 days after completion of the Downtown Catalyst Project, at 2101 McCulloch Blvd. N., Tract 100, Block 5, Lot 17, in the Mixed-Use Uptown McCulloch Main Street District, with all conditions as contained in the Resolution.