Professional Documents
Culture Documents
MEETING DATE:
July 8, 2015
APPLICANT:
REQUEST:
REQUEST
The applicant is requesting a Special Use Permit for an Amusement and Recreational
Establishment to be located in the existing Simonet Furniture building at 2159 Curve
Crest Boulevard. The use would be an indoor target practice range and would
necessitate the following:
1. A 4,040 square foot variances to City Code Section 31-515.1.1 provision the
Commercial Recreational Establishment may occupy no more than 3,000 square
feet; and
2. A 26 parking stall variance to City Code Section 31-510.1(c), Number of parking
spaces required; or
3. An 18% variance to the 60% maximum (impervious) lot coverage requirement as
identified in City Code Section 31-320(c).
In addition to the specially-permitted use, MN Shooting Academy is proposing retail
sales, a lounge and vending area, warehousing space as well as space for administrative
offices. These uses are permitted by right.
APPLICABLE REGULATIONS AND REGULATIONS
Section 31-325 indicates Amusement and Recreational Establishments (including other
social, sport or recreational centers) in the Business Park Office District require a
Special Use Permit. The Code further indicates the use must conform to the provisions
found in Section 31-515.1:
The proposed structure or use conforms to the requirements and the intent of this
chapter, and of the comprehensive plan, relevant area plans and other lawful
regulations.
The proposed use is allowed within the subject zoning district, if it is found compatible
with surrounding uses. In review of the request with City staff, the following item was
determined to be an item of concern:
Parking: The property currently contains 49 parking spaces but is required to
meet 75 parking spaces onsite. The applicant has shown proof of parking for an
additional 28 spaces. However, the installation of this parking would necessitate
a variance to the maximum impervious surface coverage requirement.
o As there is no off-street parking in this area, the installation of 26 parking
spaces should be required. If installed with a permeable surfacing
CPC 7/ 8/ 2015 (Case No. 2015-15)
2159 Curve Crest Boulevard
Page 3 of 6
material, then the need for a variance to the impervious surface coverage
will not be necessary.
Impervious Surface Coverage and Drainage: The applicant is not proposing to
change the landscaping, impervious surface coverage or drainage to the site.
However, if the applicant was to increase the parking area, the surface coverage
would necessitate a variance.
o To offset the increase in impervious surface coverage, City Engineering
Department staff indicate the new parking area could be constructed with
permeable asphalt. This would maintain the required impervious surface
coverage, allowing for all parking to be met onsite and no variance would
be required for the parking.
Noise: As indicated in the code, the specified noise standards must be met at its
respective property lines, but the noise standards shall also apply to receiving
uses in abutting tenant spaces within a multiple tenant, if the establishment is
located in such a building. While no specifications sheet for the exact
construction has been submitted, the proposed indoor range will be a vendordesigned system that is constructed by Action Target. The system will include
wall and ceiling baffles (which will include acoustics within them), sound
abatement within the firing area to reduce echo as well as a ballistic trap to catch
the bullets.
o The applicant has submitted sound inspection test records from three
Action Target designed and constructed facilities which indicate decibel
noise levels on the property, outside the building and on adjacent parcels
to be meet the threshold of the City of Stillwaters maximum decibels of 70
db during the day and 65 db at night.
Exterior changes: Section 31-319 of the Stillwater City Code requires that the
Heritage Preservation Commission ( HPC) conduct a design review on exterior
changes, signage and waste receptacle. The applicant is aware exterior changes
to the structure, including new exterior signage, will be required to obtain a
Design Permit prior to the issuance of applicable Sign Permits.
Comprehensive Plan Chapter 7, Local Economy, indicates a program to encourage a mix
of employmentand retail and service activities in the West Business Park area. The
proposed uses are not contradictory to the Comprehensive Plan. This use is consistent
with the Future Land Use Map identifying this property as having commercial use in
2030.
Any additional conditions necessary for the public interest have been imposed or use
and/or structure will not constitute a nuisance or be detrimental to the public welfare
of the community.
CPC 7/ 8/ 2015 (Case No. 2015-15)
2159 Curve Crest Boulevard
Page 4 of 6
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ProeprtyParcel
BoundariesMuni
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Subject
MN Shooting Academy
June 17, 2015
Project Narrative
Request for Variance
Special Use Permit
Project Use: MN Shooting Academy, LLC proposes to purchase the existing 27,000 sf 1 story
Type II B non combustible sprinklered) building located on Curve Crest Boulevard. No new
exterior modifications or additions are proposed. Planned internal remodeling shall be for
purposes of providing a practice target range and associated retail and back of house functions.
As per requirements for request for a variance to the Special Use Permit City Code Section 31
515.1 Amusement and recreational establishments, non compliant item 1 limit of 3,000 sf,
compliant with items 2 through 5), we have noted the following:
1. The variance is in harmony with the general purposes and intent of this chapter. It is
understood that an indoor target practice range is an allowed use under Commercial
Entertainment). Recreational sport shooting, both individually and league.
2. The variance is consistent with the comprehensive plan. It is understood that this use is
consistent with the comprehensive plan for BP O district).
3. The applicant for the variance establishes that there are practical difficulties in
complying with this chapter.
granting of a variance, means that all of the following must be found to apply.
a. The property owner proposes to use the land in a reasonable manner for a use
permitted in the zone where the land is located, but the proposal is not
permitted by other official controls. MN Shooting Academy proposed square
footage for the indoor gun range is 7,000 sf; however, local zoning only permits
3,000 sf for commercial entertainment use. Our square footage is greater than
allowed for the following reasons:
i. The entertainment area proper is considered to be from the staging area
to the firing line; all human activity is prohibited forward of the firing line.
ii. The shooting gallery is divided into 12 lanes; 5 of these lanes
Approximate 7,000 square footage) shall be reserved at specified times
and dates for community service, not commercial entertainment.
Community services could include law enforcement practice and
community safety education.
b. The plight of the landowner is due to circumstances unique to the property and
that are not created by the landowner, and N/ A, The plight of the circumstances
is related to the use of the property, not circumstances unique to the property).
c.
The variance, if granted, will not alter the essential character of the
MN Shooting Academy
June 17, 2015
Narrative for required parking
Project Use: MN Shooting Academy proposes to purchase the existing 27,000 sf 1 story Type II
B non combustible sprinklered) building located on Curve Crest Boulevard. Planned internal
remodeling shall be for purposes of providing a practice target range and associated retail and
back of house functions.
MN Shooting Academy proposes no parking lot expansion or remodeling to the existing parking
lot. Our experience has shown that the existing 49 parking spaces will be more than adequate
to meet our customers needs. It is not our desire or our intent to under park this facility. We
have enclosed a check for 525 should the planning commission determine additional parking
be installed. Please see sheet T1 for graphic analysis of parking requirements as per city off
street parking ordinance 31 510). Should the planning commission determine that additional
parking must be installed, a variance will be required for green space. Providing 77 stalls will
result in an overall green space of 22% less than 40% required for this district). The check
submitted could be used for a variance for either parking stall reduction or green space
reduction.
Baffles
Range Systems has a variety of baffle designs and options to suit your needs.
The baffles on a range must be matched with the capabilities of the
ammunition being fired on the range. While we have several levels of ballistic
protection, with our proprietary ballistic rubber, we not only can provide you
the safest shooting environment possible, but also improve the overall
appearance of your range.
Whether you train from a fixed firing line or advance downrange, Range
Systems baffle systems can be installed in a no-blue sky configuration so
errant rounds cannot escape the perimeters of the range. Our baffles also
protect downrange lights, columns, utilities or any type of protuberance that is
in the line of fire. Simply put, Range Systems has the widest range of baffle
options in the industry allowing you to choose both your level of protection and
safety.
Sidewall Systems
ProTacts Ballistic Sidewall System is ideal for tactical training, close range
fire, angled fire, and any environment where shooters advance downrange.
Our ballistic Sidewall System eliminates the potential hazard of ricochets and
splatter from bullets impacting the sidewalls of the range. This allows you to
not only advance down range, but have 270 range of fire, shoot cross lane as
well as engage multiple targets at once.
Tactical Training
Angled Fire
Close Range Fire
Shoot Cross Lane
Ceiling System
One of the most critical areas in a range where a misdirected shot could
compromise personnel safety is the area from the firing line extending to
twelve feet downrange. Range Systems ProTacts ballistic rubber ceiling
system reduces the risk of injury of a vertically misdirected shot by stopping
the path of the round and safely containing it.
Acoustic Systems
There are many hazards on a shooting range, and one of the most overlooked
is the noise. Obviously you have the noise of the guns firing, but also noise
from bullet impact and reverberations. An effective noise control measure for
firing ranges is ballistic rubber. Unlike steel and plywood ranges, ranges with
ballistic rubber nearly eliminate bullet impact noise. In addition, our Acoustic
Dura-Panel rubber with channeled exterior reduces reverberation as well.
Noise is absorbed as the channels disrupt sound wave patterns so they
quickly dissipate resulting in a noise reduction. Acoustic Dura-Panel has a
Noise Reduction Coefficient (NRC) rating of 0.65.
When used as a component of a ballistic containment system, Acoustic DuraPanel will capture and encapsulate bullets and fragments, prevent ricochet
from trajectory angles as shallow as 12 degrees from the rubber surface, and
reduce airborne lead particles.
analysis. Peak pressure levels inside the firing range reached 163 decibels dB) in peak pressure.
Equivalent sound levels ranged from 78 decibels, A weighted dBA), in office area adjacent to
the range to 122 dBA inside the range. Noise reductions from wall structures ranged from 29 44
dB. Noise abatement strategies ranged from simple noise control measures to elaborate design
modifications to eliminate structural borne sounds using acoustical treatments.
Acoustical treatment of exposed walls, overhead baffles, safety ceilings, shooting stalls, and the
range floor changes the surfaces from reflective to absorptive and significantly reduces the
noise level in the range. These acoustical applications are specifically designed to absorb the
loud reverberation of indoor gunfire, decrease the sound level within the range, and reduce
noise transmission outside of the range.
INDOOR RANGES
SAFETY BAFFLES
In addition to keeping fired bullets from exiting the range, baffles offer protectionfor
overhead lights, pipes, ventilation ducts, and other structures.
A critical safety concern on any indoor range is making sure bullets cannot escape
to the outside. Using an innovative combination of steel, wood, and acoustical
tile, Action Target Safety Baffles provide ballistic protection, sound abatement,
and a polished, professional appearance.
To ensure you get exactly what you need for your specific
range requirements, Action Target Safety Baffles come in four
levels of protection.
LEVEL 1: Baffles are made of 10- gauge steel and will deflect
and contain most standard handgun rounds fired at an angle
of at least 45 degrees from perpendicular. Some damage to
the steel plate may occur. Repeated rounds impacting in
the same area may breach the baffle.
LEVEL 2: Baffles are made of 1/ 4
Performance Characteristics
indoor ranges
wall baffle
Complete ballistic containment that will safely direct ricochet and splatter away
from the shooter. Available in handgun and rifle rated configurations.
Action Targets Wall Baffle system is designed to keep errant rounds safely
contained within the shooting range while not damaging the structure of the
building. Wall Baffles are available in configurations capable of containing both
handgun and standard rifle calibers ( 5. 56, 7. 62, etc.).
All impact surfaces on the Wall Baffles are made of through hardened
AR500 steel. The joint system provides an overlapping and continuous
barrier eliminating any gaps through which rounds may escape. The
overlapping joint design also allows wall baffles to be modular to fit
any range. Wall Baffle panels are available in 1/4 and 3/ 8 thicknesses
depending on the range requirements. In order to contain impacts from
rifle calibers at various angles ( including perpendicular shots), 3/ 8 steel
must be used. All steel panels are cut on computer controlled, highdefinition plasma cutters and are prepped and painted to meet SP- 6
specifications. No flame cutting of any type is used.
Standard Accessories
Optional Accessories
Mounting Requirements
Plywood
Acoustic paneling
Rubber covering
Various acoustic tiling options
Height
4 to 40
Width
Unlimited
Thickness
2 to 8
This range is located in a light industrial area. There is one City access road to the north about 200' that
has moderate traffic. Other roads in the area are south of the range with very little traffic.
We took our sound measurements moving away from the building to the west through an open lot. The
next building to the west is 500' away. The lane we used for our testing in the range was just inside the
western wall shooting to the north.
The equipment used for this test was a Larson-Davis hand held meter, model DSP80 (see attached spec
sheet). In order to produce the worst case scenario we used a 50 caliber BMG rifle. The rounds fired
were TTI Armory FMJ Ball 647 gr. (see attached spec sheet). All shots were fired from the 25 yard
line.
The test was conducted from six positions outside the range. At each distance three measurements
were taken; ambient sound, normal conversation, and peek levels with a single shot fired in the range.
The results are as follows:
Distance
10'
Traffic
100'
200'
300
400
450
Ambient db
50
55
50
50
47
45.5
43.5
Conversation db
75.2
Shot Fired db
84.3
74.9
72
72.6
71.5
72.5
71.9
66.9
59.2
54.3
56.9
The reading from 450' when the shot was fired increased slightly from the reading at 400'. We believe
this was due to reverberation off the building to the west.
This test was conducted by employees of Action Target namely; Layne Ashby, Ernie John, Justin
Briggs, and Jarom Xochimitl.
Sincerely,
Layne Ashby
Action Target, Inc.
We took our sound measurements moving away from the building to the north, west and east through
the parking lots. The closest buildings to the range are:
North
Sam's Club
500+' away
South
Commercial strip center
25' away
West
Commercial strip center
100' away
East
Residential homes
70' away
There were 4 shooters in lanes in the south bay of the range just inside the southern wall shooting to the
east. The shooters were shooting 9mm and 40 cal handguns.
The equipment used for this test was a RadioShack digital hand held meter. Sound levels were
measured in the A-weighting scale with frequencies from 500 to 10,000 Hz.
The test was conducted from five positions outside the range and readings at the shooting line in the
range. At each distance three measurements were taken; ambient sound, traffic, and peek levels with
shots fired in the range. The results are as follows:
Distance
In the range
In the Gun store
10' south
50' east
State St. sidewalk
200' north
Ambient db
79 -64
61
56
53
54
Traffic db
68
68
63
64
63
Shot Fired db
107
72
67
61
54
55
The readings from 50' east and 10' south increased slightly from the other readings. We believe this was
due to reverberation between the buildings.
This test was conducted by Layne Ashby of Action Target with assistance from Skyler Wallin of Get
Some Guns.
This range is located in an industrial area. Markshuffle Street is east of the range about 500' and Hwy
124 is South about 1000', both with heavy traffic. Other roads in the area are on all sides of the range
with little traffic.
We took our sound measurements moving away from the building to the north, south, west and east
through the parking lots. The closest buildings to the range are:
North
Storage yard
300' away
South
Open field
West
Industrial offices
200' away
East
Industrial offices
200' away
There were 6 shooters in lanes in the east bay of the range just inside the eastern wall shooting to the
north. The shooters were shooting 9mm handguns.
The equipment used for this test was a RadioShack digital hand held meter. Sound levels were
measured in the A-weighting scale with frequencies from 500 to 10,000 Hz.
The test was conducted from 10 positions outside the range and readings at the shooting line in the
range. At each distance three measurements were taken; ambient sound, traffic, and peek levels with
shots fired in the range. The results are as follows:
Distance
Ambient db Traffic db
Shot Fired db
In the range
76 -102
In the Gun store
50 -62
10' east
63
67
68
50' east
54
68
67
100' east
61
68
66
50' west
62
66
65
100' west
63
67
65
50' north
77 -- -100' north
58
60
59
50' south
63
67
66
100' south
64
66
66
It was very windy the day of this test which made it very difficult to collect these reading. The wind
gusts were much louder than the traffic or shots fired. The readings on the north side of the building
were higher due to the HVAC equipment. The shots fired were nearly undetectable as we moved away
from the range building. We believe this is due to the construction type and insulation of the building.
This test was directed by Layne Ashby and conducted by Wayne Ashby of Action Target with
assistance from Kevin Klesser of Whistling Pines Gun Club.