ITEM 3.1I PC
The Planning Company
7�_T►�1T�tTC�'1� �'Z�7
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 13 December 2018
ACTION DATE: 5 March 2019
RE: Otsego — Zoning Ordinance; Storm Shelter
TPC FILE: 101.01
BACKGROUND
ITEM 3.1
Capstone Homes, Inc. (d/b/a Capstone Harvest Run, LLC) has received preliminary plat and
PUD -CUP approval for Harvest Run. Harvest Run is located east of Queens Avenue at 611t Street
(adjacent to Watertower #3). The development incudes 61 single family dwellings to be
constructed as slab -on -grade foundations without basements. Section 11-17-12 of the Zoning
Ordinance requires that any slab -on -grade dwelling constructed within a preliminary plat
approved after 26 September 2016 include a storm shelter. The developer in their due
diligence for the project did not identify the storm shelter requirement within the Zoning
Ordinance (including not being advised of the requirement by City staff prior to application for
a building permit). The developer is seeking an exception from the storm shelter requirement
for Harvest Run.
The developer and City staff discussed an application for variance, but City staff indicated that
approval of a variance was not supported and unlikely to be approved as the request would not
meet the criteria for an undue hardship or practical difficultly unique to the physical conditions
of the property. Rather, City staff indicated the only option for relief from the current storm
shelter requirement would be to apply for a Zoning Ordinance amendment to repeal or modify
the existing provision, which would apply to all future slab -on -grade dwellings. The developer
submitted an application requesting that the Zoning Ordinance be amended to provide that the
storm shelter be required to be offered to buyers as an option or repeal the requirement.
A public hearing to consider the application was opened at the Planning Commission meeting
on 3 December 2018. The public hearing was continued to 17 December 2018 to allow City
staff an opportunity to review information the developer provided to the City on 30 November
2018, which was after the report to the Planning Commission had been distributed. City staff
has extended the deadline for City Council action on the application to 5 March 2019 to allow
both Planning Commission and City Council consideration of the developer's request.
Exhibits:
■ Developer's narrative
■ Housing First Minnesota letter dated November 17, [2018]
■ Memorandum by Otsego City Attorney dated December 13, 2018
■ Interior room storm shelter plan (Benzinger Homes)
■ In -ground storm shelter plan (D.R. Horton)
■ Prefabricated storm shelter plan (Capstone Homes)
■ Draft ordinance amendment
■ Draft findings for approval
■ Draft findings for denial
ANALYSIS
Requirement. The greatest weather-related risk for life and property in Otsego is from severe
storms, and specifically a tornado. A basement within a dwelling does not ensure maximum
protection for occupants. Conditions occurring during the most severe storm or tornado events
may cause a structural collapse of the building into the basement that results in injury or death
for people seeking shelter in these locations. However, seeking shelter in a basement is
generally considered to be an acceptable level of protection in this area. Following severe
storms that impacted the Otsego area, the Planning Commission raised the issue of resident
safety for townhouses that do not have basements.
City staff provided information regarding Federal Emergency Management Guidelines for storm
shelters for discussion as part of a Zoning Ordinance update. The only city we are aware of that
requires provision of a storm shelter for residential dwellings is Lakeville, which adopted the
requirement in 2000. A storm shelter is not required by the Building Code. However,
establishment of a requirement for a storm shelter to be installed is within the authority of the
City to protect public health safety and welfare as stated in Section 11-1-2 of the Zoning
Ordinance. The City of Lakeville has required construction of a storm shelter within slab -on -
grade dwellings since 2000. The City of Hugo discussed a storm shelter requirement after a
tornado struck the City in 2009, but makes provision of a storm shelter optional for the initial
buyer. The Planning Commission believed that the risk of injury or death for residents of all
dwellings that are constructed as slab -on -grade structures needed to be addressed and
recommended the City Council adopt the following provisions within the Zoning Ordinance:
11-17-12: STORM SHELTERS:
2
A. For any dwelling or dwelling unit that is constructed slab on grade within a
preliminary plat approved after September 26, 2016, provisions shall provide
for storm protection internally to the dwelling or dwelling unit.
B. Storm shelters internal to the dwelling or dwelling unit shall be provided in a
bathroom or laundry room so as to ensure accessibility and that the storm
shelter is not obstructed by storage.
C. Compliance with this requirement shall be based upon Federal Emergency
Management Agency (FEMA) P-320 guidelines and standards; except, that
the shelter door shall be solid core construction (not limited to metal) and only
one deadbolt lock shall be required.
The City Council approved the proposed storm shelter requirement on 26 September 2016,
together with other Zoning Ordinance amendments. The requirement to provide a storm
shelter applies only to slab -on -grade dwellings constructed within preliminary plats after the
adoption of the ordinance so as not to require changes to dwellings that had already been
subject to review and approval by the Planning Commission and City Council.
The developer has submitted a letter from Housing First Minnesota, an association of builders
that suggests the storm shelter requirement exceeds the City's authority. Minnesota Statutes
includes a provision that require building code provisions regarding building systems that are
different from any provision of the State Building Code. The City Attorney has reviewed this
issue, including making contact with the League of Minnesota Cities and City of Lakeville
attorney. The City Attorney concludes that the storm shelter requirement as established within
the Zoning Ordinance is a legal requirement for slab -on -grade residential dwellings within
Otsego.
Implementation. The Department of Building Safety indicates the only slab -on -grade dwellings
built since adoption of the storm shelter requirement to which the requirement applies are
those by Benzinger Homes within Crimson Ponds West 4th Addition. These homes are single
family dwellings that are marketed as villa homes with homeowners' association yard
maintenance and snow removal. The storm shelter provided by Benzinger Homes within
Crimson Ponds West 4th Addition is constructed as part of the master bedroom closet in
accordance with FEMA P-320 guidelines, but could also be constructed as a bathroom or
laundry room. Jeff Benzinger of Benzinger Homes states that the storm shelter adds $12,000 to
the construction cost of the home. Storm shelters constructed within slab -on -grade dwellings
within the City of Lakeville were also modified rooms within the interior of the dwelling.
D.R. Horton had considered constructing slab -on -grade single family dwellings with
homeowners' association maintenance within the Magnolia Landing subdivision located at 60th
Street (CR 137) and MacIver Avenue that would have required provision of a storm shelter in
accordance with the Zoning Ordinance. D.R. Horton provided specifications for a prefabricated
in -ground storm shelter, which the Department of Building Safety and our office determined
meets the requirements of the Zoning Ordinance. D.R. Horton staff indicate the cost of the in -
ground storm shelter to be $4,500 with an additional $2,000 of concrete work for a total cost of
$6,500 per dwelling unit.
The developer submitted plans for a prefabricated storm shelter that is bolted to the standard
four -inch concrete slab foundation. The developer's narrative states that the cost of providing
an above grade prefabricated storm shelter indicated on the attached plans for the slab -on -
grade dwellings within Harvest Run would be $10,000 each. The developer's narrative further
indicates that constructing a basement (unfinished) for these dwelling units would add $40,000.
Proposed Amendment. The developer states that the storm shelter requirement of the Zoning
Ordinance will negatively affect sales within Harvest Run. The developer's position is that the
buyer and builder should determine as to whether a need exists for a storm shelter within a
slab -on -grade dwelling in consideration of the risks involved. The developer requests the City
either repeal the storm shelter requirement or modify the requirement such that builders are
required to offer buyers the option of constructing a storm shelter within slab -on -grade
dwellings. Our office recommends that there is no distinction between an amendment
repealing the storm shelter requirement and a regulation making it optional as the option to
provide a storm shelter already exists in the absence of requirement that one be constructed.
Criteria. Applications to amend the Zoning Ordinance are to be considered subject to the
criteria established by Section 11-3-2.F of the Zoning Ordinance. The Planning Commission and
City Council are to consider possible adverse effects of the proposed amendment with their
judgment based upon (but not limited to) the following factors:
1. The proposed action's consistency with the specific policies and provisions of the City
Comprehensive Plan.
Comment: The following policies guide the Planning Commission and City Council in the
formulation and implementation of requirements for residential development set forth
by the Zoning Ordinance:
Justification to amend the Comprehensive Plan (or Zoning Ordinance) to
allow uses or activities not guided for or allowed shall be consistent with
long-term community goals and not solely short term market demand or
potential. (2012 Otsego Comprehensive Plan, page 20)
2
■ Adhere to the highest community design, planning and construction
standards for all new residential development. (2012 Otsego
Comprehensive Plan, page 23)
■ Establish specific Zoning and Subdivision Ordinance standards for
development of twin homes, townhouses and multiple family uses to
ensure quality and innovation in construction and site design, as well as
consistent application of development requirements. (2012 Otsego
Comprehensive Plan, page 24)
The City determined that provision of a storm shelter is a minimum requirement for all
slab -on -grade dwellings to protect public health safety and welfare in Otsego. The
developer's request to modify or repeal the storm shelter requirement for slab -on -grade
dwellings is based solely on economic considerations for the construction of the initial
building. There are several options available to provide for a storm shelter within slab -
on -grade dwellings in lieu of constructing a basement. The storm shelter options are a
minimum of one-quarter of the cost of a basement based on the developer's narrative.
The market considerations offered by the developer must be weighed against the long-
term public health safety and welfare benefit of the storm shelter requirement
implemented by the City.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The proposed amendment will not affect land use compatibility.
3. The proposed use's conformity with all performance standards contained within this
title and other provisions of this Code.
Comment: The proposed amendment will apply to all slab -on -grade dwellings in
accordance with the policy of the Comprehensive Plan that development regulations be
applied consistently and uniformly.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed amendment will not affect traffic generation for residential
dwellings.
5
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: Provision of a storm shelter serves to reduce risk of injury or death of
residents during severe weather events in consideration of the vulnerability of slab -on -
grade dwellings. The additional protection for these residents offered by a storm shelter
can reduce the potential demand for emergency response services during a severe storm
event when such services are most burdened.
RECOMMENDATION
The Planning Commission developed the requirement for provision of a storm shelter within all
slab -on -grade dwellings, which is justified to protect public health safety and welfare. The City
Council concurred with the recommendation of the Planning Commission and adopted the
requirement. Repeal of the Zoning Ordinance requirement for a storm shelter within all
residential dwellings would be a change in policy. Findings of fact for approval or denial of the
application have been prepared by our office for consideration by the Planning Commission.
POSSIBLE ACTIONS
A. Motion to recommend approval of an ordinance repealing Section 11-17-12 of the
Zoning Ordinance based on the findings of fact as presented.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the policies of the Comprehensive Plan and intent of the Zoning
Ordinance as set forth in the findings of fact as presented.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Barb Williams, Building Technician
Lynn Paulson, Building Inspector
Jason Coombe, Building Inspector
re
Application for Variance — Safe Room Ordinance for Slab on Grade Homes
November 2, 2018
BACKGROUND:
Capstone Homes received preliminary plat approval for 80 residential lots in Harvest Run and final plat
approval for 40 lots in phase 1. Half of the lots in the community are villa style, receiving snow and lawn
maintenance through the HOA. The majority of the villa lots are slab on grade. The developer and
builder were not made aware of the requirement of safe rooms for slab on grade lots until after phase 1
was developed and much of the future phase was graded. This requirement was not communicated to the
developer and builder during the entitlement process. The safe room requirement will have a substantial
negative impact on the sales potential of the villa product in Harvest Run, and the developer would not
have proceeded with this product if the requirement would have been known.
In addition, Capstone Homes has contracted the residential property east of Harvest Run, and the
preliminary concept plans has 61 slab on grade villa homes and 102 single family homes.
FURTHER DETAILS:
• As written, the current safe room requirement in Otsego does not allow enough market demand for
builders to offer the villa home. This villa style product has been welcomed in I I municipalities
throughout the metro area, including Otsego, which we have been a part of. It has been a desirable
home style to the municipalities and to the home buyers we work with. With the exception of one
smaller builder in Otsego, we have been unable to find builders in the Twin Cities who build slab
on grade homes with safe rooms. However, there are a significant number of new residential
developments in the area offering villa homes without safe rooms.
• In order to add an unfinished basement to a villa style home, the additional cost to the buyer is
$40,000. This pushes the price beyond the market in Otsego.
• The safe room adds $10,000 to the price of a home which also pushes the price beyond the market,
because most buyers do not give value to this item.
• We believe the safe room concept is very similar to the previous state-wide fire sprinkler
requirement, that has since been retracted.
• The safe room is not required by the state building code.
NOTE:
While the City's desire to provide protection through a safe room is understandable, it is also
important to consider the cost component for buyers and to collaborate with home builders to
determine the most effective way to achieve the results the City is seeking to achieve for its
residents.
OPTIONS:
• Require builder to offer (not require) safe rooms for slab on grade residential products.
• Modify the requirement.
Capstone Homes, Inc.
14015 Sunfish Lake Blvd NW, Suite 400
Ramsey, MN 55303
Office: (763) 427-3090 Fax: (763) 712 -9060
HOUSING&FIRST
M I N N E S O T A
To: Stephen Bona, Capstone Homes
From: Nicholas Erickson, Regulatory Affairs Manager, Housing First Minnesota
Date: November 27, 2017
Subject: Otsego Slab -On -Grade Storm Shelter Requirement
The letter is in response to your inquiry about the City of Otsego's storm shelter requirement for slab -
on -grade construction. The City of Otsego, under 11-17-12, requires:
A. For any dwelling or dwelling unit that is constructed slab on grade within a preliminary plat
approved after September 26, 2016, provisions shall provide for storm protection internally to the
dwelling or dwelling unit.
B. Storm shelters internal to the dwelling or dwelling unit shall be provided in a bathroom or
laundry room so as to ensure accessibility and that the storm shelter is not obstructed by storage.
C. Compliance with this requirement shall be based upon Federal Emergency Management
Agency (FEMA) P-320 guidelines and standards; except, that the shelter door shall be solid core
construction (not limited to metal) and only one deadbolt lock shall be required. (Prior Code § 20-
17-12)
While the city likely used its zoning and planning authority to enact this mandate, at a time of increasing
questions about disappearing housing affordability, questions about the cost of mandates enacted
under cities' zoning authority are being raised by our builder members and their home buyers.
The State of Minnesota, in its enabling legislation for the Minnesota Building Code, states that no
municipality has the ability to impose its own building code requirements.
Minn. Statute 3268.121 Subd. 2(c): A municipality must not by ordinance, or through
development agreement, require building code provisions regulating components or systems of
any structure that are different from any provision of the State Building Code.
One could argue the provision enacted by the City of Otsego under 11-17-12 potentially exceeds
required building code provision. More research is needed to determine the appropriatlness of this
requirement. Offering homebuyers the choice of a storm shelter instead of mandating it would have
eliminated this concern.
2960 CENTRE POINTE DRIVE, ROSEVILLE, MN, 55113 1 HOUSINGFIRSTMN.ORG
To: Otsego Planning Commission
From: Andy MacArthur, City Attorney
cc: Adam Flaherty, City Administrator, Otsego City Council
Date: December 13, 2018
Re: Proposed Ordinance Amendment- Otsego Zoning Ordinance- Safe Rooms
Capstone Homes as applied for an Ordinance amendment to the Otsego Zoning Ordinance
making the provision of safe rooms for slab on grading housing as optional rather than
mandatory.
In submitting documents for review, Capstone has provided the City with a memo from Housing
First Minnesota. Housing First Minnesota questions the ability of the City to mandate such a
requirement due to restrictions placed on municipalities regarding the Building Code as set forth
in Minnesota Statute 326B.121, Subd. 2c. which states that, "A municipality must not by
ordinance , or through development agreement, require building code provisions regulating
components or systems of any structure that are different from any provision of the State Building
Code".
The Otsego City Code 11-17-12 requires that storm protection be provided within a dwelling or
dwelling unit if the structure is constructed as slab on grade. This shelter requirement is based
upon FEMA guidelines and standards, and to insure that homes constructed without basements
have a readily available storm shelter area in case of tornado or severe weather. The provision
was adopted by the City Council in 2016 for general public safety and in light of certain severe
storms which had struck the general area.
The Otsego requirements for storm shelters are contained in other City zoning ordinances within
the Metro area specifically the City of Lakeville. None of the cities surrounding Otsego have a
similar provision. Other cities apparently believe that the building requirements of the State
Building Code are adequate to provide storm protection or have not considered the issue.
The City regularly provides for safety and cosmetic additions to buildings separate from the
building code. In this case, the City has opted to require that certain buildings provide storm
shelter due to their construction. This requirement is not regulation of the "components or
systems" of any structure "different from any provision of the State Building Code". Rather, the
requirement is instead a safety provision due to the limitations of the structure, in this case where
there is no basement to provide storm shelter. Part of the State mandate to provide for municipal
planning and zoning is that the adopted City Zoning regulations are to protect public safety and
health as per Minnesota Statute 462.351.
The Otsego City zoning ordinance provides for the safety of persons living in slab on grade
housing where they do not have access to a basement in the event of a storm. The basis of the
code provision is to provide for adequate shelter, much like a storm shelter in a mobile home
park. In other words, the City is not requiring any change in the normal building code
requirements, but is rather requiring that this type of construction provide for storm shelter. The
requirement is not a modification of the building code, but is rather a separate requirement of
the zoning ordinance. Another alternative would be not to allow slab on grade housing within the
City or within particular areas of the City.
Housing First Minnesota would argue that the City requirement is, in fact, "different" from the
State Building Code and that, since the State Building Code does not require additional storm
shelter requirements the City cannot dictate those requirements. That would be based upon an
interpretation of law that the uniformity of the State Building Code statewide would override the
ability of cities to include additional safety requirements in their zoning ordinance to address
safety issues affecting that particular community as determined by local officials.
The City zoning requirement was in force and effect at the time that Harvest Run was approved
by the City. Apparently, the Developer did not make themselves aware of the safe room
provisions at that time and raised no objection to the ordinance or its validity at that time. The
Developer has requested the proposed ordinance amendment in order to appeal application of
this requirement after approval.
Based upon the above, it is my opinion that the existing City zoning ordinance provision
requiring a storm shelter for slab on grade residential dwelling construction is a valid and
enforceable requirement based upon the City's zoning authority and State mandates to protect
the health and safety of City residents. The provision is not a modification of the Building Code,
but is a separate safety requirement arising from the City's zoning authority. The City Council
has determined that in this particular City, and due to unique circumstances within the City,
specific safety requirements are needed to protect residents in homes with no basements.
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9 10 FAI\ \
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE CITY CODE REPEALING THE REQUIREMENT
FOR STORM SHELTERS WITHIN RESIDENTIAL DWELLINGS.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 11-17-12 of the City Code (General Yard, Lot Area, and
Building Regulations — Storm Shelters) is hereby repealed in its entirety.
Section 2. This Ordinance shall become effective immediately upon its passage
and publication.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 14th day of
January, 2019.
ATTEST:
Tami Loff, City Clerk
1
CITY OF OTSEGO
BY:
Jessica L. Stockamp, Mayor
�a
OtsceF o
MINNESOTA V
APPLICANT: Capstone Harvest Run, LLC
13 Dec 18
FINDINGS & DECISION
AMENDMENT(APPROVAL )
APPLICATION: Request for a Zoning Ordinance amendment to modify or repeal Section 11-17-12
of the Zoning Ordinance.
CITY COUNCIL MEETING: 14 January 2019
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. Section 11-17-12 of the Zoning Ordinance requires a storm shelter be provided within all
slab -on -grade residential dwellings constructed on lots preliminary platted after 26
September 2016.
B. The applicant is requesting amendment of the Zoning Ordinance to modify the Zoning
Ordinance to make optional the provision of a storm shelter within slab -on -grade residential
dwellings or repeal the requirement in its entirety.
C. The Planning Commission and City Council must take into consideration the possible effects
of the request with their judgment based upon (but not limited to) the criteria outlined in Section
20-3-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the City
Comprehensive Plan.
Finding: The following policies guide the Planning Commission and City Council in the
formulation and implementation of requirements for residential development set forth
by the Zoning Ordinance:
■ Justification to amend the Comprehensive Plan (or Zoning Ordinance)
to allow uses or activities not guided for or allowed shall be consistent
with long-term community goals and not solely short term market
demand or potential. (2012 Otsego Comprehensive Plan, page 20)
Adhere to the highest community design, planning and construction
standards for all new residential development. (2012 Otsego
Comprehensive Plan, page 23)
■ Establish specific Zoning and Subdivision Ordinance standards for
development of twin homes, townhouses and multiple family uses to
ensure quality and innovation in construction and site design, as well as
consistent application of development requirements. (2012 Otsego
Comprehensive Plan, page 24)
The City determined that provision of a storm shelter is a minimum requirement for all
slab -on -grade dwellings to protect public health safety and welfare in Otsego. The
developer's request to modify orrepeal the storm shelter requirement for slab -on -grade
dwellings is based solely on economic considerations for the construction of the initial
building. There are several options available to provide for a storm shelter within slab -
on -grade dwellings in lieu of constructing a basement. The storm shelter options are
a minimum of one-quarter of the cost of a basement based on the developer's narrative.
The market considerations offered by the developer must be weighed against the long-
term public health safety and welfare benefit of the storm shelter requirement
implemented by the City. The need fora storm shelter based on potential risks inherent
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The proposed amendment will not affect land use compatibility.
3. The proposed use's conformity with all performance standards contained within this
title and other provisions of this Code.
Finding: The proposed amendment will apply to all slab -on -grade dwellings in
accordance with the policy of the Comprehensive Plan that development regulations
be applied consistently and uniformly.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The proposed amendment will not affect traffic generation for residential
dwellings.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Finding: Provision of a storm shelter serves to reduce risk of injury or death of residents
during severe weather events in consideration of the vulnerability of slab -on -grade
dwellings. The additional protection for these residents offered by a storm shelter can
reduce the potential demand for emergency response services during a severe storm
event when such services are most burdened. The need for a storm shelter based on
D. The planning report dated 29 November 2018 prepared by the City Planner, The Planning
Company LLC, is incorporated herein.
E. The Otsego Planning Commission opened a public hearing at their regular meeting on 3
December 2018 to consider the application, preceded by published and mailed notice; based
upon review of the application and evidence received, the public hearing was closed and the
Planning Commission recommended by a vote that the City Council the
request based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED, in the form of the draft ordinance presented by City staff.
2
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
Attest:
ADOPTED by the City Council of the City of Otsego this 14th day of January, 2019.
Tami Loff, City Clerk
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
4
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MINNESOTA
APPLICANT: Capstone Harvest Run, LLC
13 Dec 18
FINDINGS & DECISION
AMENDMENT(DENIAL)
APPLICATION: Request for a Zoning Ordinance amendment to modify or repeal Section 11-17-12
of the Zoning Ordinance.
CITY COUNCIL MEETING: 10 December 2018
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. Section 11-17-12 of the Zoning Ordinance requires a storm shelter be provided within all
slab -on -grade residential dwellings constructed on lots preliminary platted after 26
September 2016.
B. The applicant is requesting amendment of the Zoning Ordinance to modify the Zoning
Ordinance to make optional the provision of a storm shelter within slab -on -grade residential
dwellings or repeal the requirement in its entirety.
C. The Planning Commission and City Council must take into consideration the possible effects
of the request with their judgment based upon (but not limited to) the criteria outlined in Section
20-3-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the City
Comprehensive Plan.
Finding: The following policies guide the Planning Commission and City Council in the
formulation and implementation of requirements for residential development set forth
by the Zoning Ordinance:
■ Justification to amend the Comprehensive Plan (or Zoning Ordinance)
to allow uses or activities not guided for or allowed shall be consistent
with long-term community goals and not solely short term market
demand or potential. (2012 Otsego Comprehensive Plan, page 20)
Adhere to the highest community design, planning and construction
standards for all new residential development. (2012 Otsego
Comprehensive Plan, page 23)
Establish specific Zoning and Subdivision Ordinance standards for
development of twin homes, townhouses and multiple family uses to
ensure quality and innovation in construction and site design, as well as
consistent application of development requirements. (2012 Otsego
Comprehensive Plan, page 24)
The City determined that provision of a storm shelter is a minimum requirement for all
slab -on -grade dwellings to protect public health safety and welfare in Otsego. The
developer's request to modify or repeal the storm shelter requirement for slab -on -grade
dwellings is based solely on economic considerations for the construction of the initial
building. There are several options available to provide for a storm shelter within slab -
on -grade dwellings in lieu of constructing a basement. The storm shelter options are
a minimum of one-quarter of the cost of a basement based on the developer's narrative.
The market considerations offered by the developer must be weighed against the long-
term public health safety and welfare benefit of the storm shelter requirement
implemented by the City. The developer's request is not consistent with the policies
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The proposed amendment will not affect land use compatibility.
3. The proposed use's conformity with all performance standards contained within this
title and other provisions of this Code.
Finding: The proposed amendment will apply to all slab -on -grade dwellings in
accordance with the policy of the Comprehensive Plan that development regulations
be applied consistently and uniformly.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The proposed amendment will not affect traffic generation for residential
dwellings.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Finding: Provision of a storm shelter serves to reduce risk of injury or death of residents
during severe weather events in consideration of the vulnerability of slab -on -grade
dwellings. The additional protection for these residents offered by a storm shelter can
reduce the potential demand for emergency response services during a severe storm
event when such services are most burdened. The requested amendment may,
therefore, negatively affect City service capacities.
D. The planning report dated 29 November 2018 prepared by the City Planner, The Planning
Company LLC, is incorporated herein.
E. The Otsego Planning Commission opened a public hearing at their regular meeting on 3
December 2018 to consider the application, preceded by published and mailed notice; based
upon review of the application and evidence received, the public hearing was closed and the
Planning Commission recommended by a vote that the City Council the
request based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED, in the form of the draft ordinance presented by City staff.
PA
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 14th day of January, 2019.
Attest:
Tami Loff, City Clerk
3
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor