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4.1 Findings NorthStar_EastHouse_ff(2)(redline) 2021.02.22 22 Feb 21 FINDINGS & DECISION PUD Development Stage Plan APPLICANT: Little Tree Properties LLC / NorthStar Regional APPLICATION: Request for amendment of the PUD Development Stage Plan governing the Northstar Riverwood Campus. CITY COUNCIL MEETING: 22 February 2021 FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes the following findings of fact: A. The legal description of the properties is Lot 1, Block 1, Riverwood Conference Center, City of Otsego, Wright County, Minnesota. B. The property lies within the Rural Residential Preserve Area and is guided for commercial uses by the 2012 Otsego Comprehensive Plan, as amended. C. The property is zoned PUD, Planned Unit Development District in accordance with the Ordinance adopted by the City Council on 9 September 1991 and most recently amended on 13 April 2020. D. The applicant is proposing an amendment to the PUD Development Stage Plan approved on 13 April 2020 to use 245 G residential and outpatient treatment facility licensed by the Minnesota Department of Human Services. E. 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 11-3-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Finding: The subject site is guided by the 2012 Comprehensive Plan for commercial uses. This land use designation is unique north of CSAH 39 and reflects the prior commercial lodging facility allowed under the provisions of a PUD District originally approved in 1991. The PUD District was amended in 2020 to allow for use of the property as a residential treatment program as a more viable long-term use. 2. The proposed use's compatibility with present and future land uses of the area. Finding: The East Side House is setback from the closest property lines eight feet to the east and 85 feet to the south. There are existing mature trees in the yards between the East Side House and property lines, but they provide a canopy and not screening. Provisions for the second story windows to be frosted and installation of privacy fencing along the east property line and surrounding the patio will provide screening to address potential compatibility issues. 1 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Finding: The use of the property is to comply with the requirements of the Zoning Ordinance, including applicable provisions of the approved PUD District. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Finding: The proposed use of East Side House as part of the residential treatment program will not increase the overall capacity of the program. As a result, the changes to the program to include East Side House is not expected to affect traffic generation. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Finding: The proposed use of East Site House for the residential treatment program will not F. The planning report dated 12 February 2021 and addendum report dated 17 February 2021 prepared by the City Planner, The Planning Company LLC, are incorporated herein. G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 16 February 2021 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 7-0 vote that the City Council approve the request based on the aforementioned findings. DECISION: Based on the foregoing information and applicable ordinances, the request is hereby APPROVED, subject to the following conditions: 1. The conditions of the PUD Development Stage Plan approved by the City Council on 13 April 2020 remain in full force and effect unless specifically modified herein. 2. The East Side House shall be constructed and operated as described by the plans and materials on file with the City except as specifically modified herein. 3. Use of the property as a 245 G residential and outpatient treatment facility shall be limited to 160 persons, including not more than: a. 76 residential clients within the East Side House and Courtyard buildings. b. 84 outpatient clients with overnight lodging within the Bluff House building. 4. Northstar staff shall be present within the East House building at all times and video monitoring shall be provided for all common areas, stairwells, exterior doors or areas other than designated rooms designated on the submitted plans for sleeping or treatment. 5. Exterior access: 2 a. Primary building ingress/egress to East Side House shall be via the secured vestibule through the door on the west elevation. b. The exterior door on the south and second door on the west elevation shall have fire exit alarm equipment installed and be used only for emergency exit. c. The exterior door on the north shall be used only for access to an outdoor patio to be shown on a revised site plan, which shall be enclosed by an 8ft. privacy fence, subject to review and approval of the Zoning Administrator. 6. The site plans shall be revised to relocate the outdoor patio to the west side of the building, subject to review and approval of City staff. 7. Off-Street Parking: a. There shall be a minimum of 121 off-street parking stalls in conformance with Section 11-21- 7 of the Zoning Ordinance. b. The number of required off-street parking stalls may be reduced subject to approval of the Zoning Administrator based on floor plans showing office and meeting room areas to be calculated at a ratio of one parking stall per 200 square feet. c. Plans for repaving the existing parking area and expansion drive aisle and parking area adjacent to the East Side House shall be subject to review and approval of City staff. 8. All exterior light fixtures for the East Side House shall comply with Section 11-16-6 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 9. Windows within the second story sleeping rooms shall be frosted so as to be opaque, subject to review and approval of the Zoning Administrator. The latch required by the Building Code to prevent the second story windows opening more than 4 inches shall be maintained at all times. 10. An 8-foot privacy fence shall be installed along the east property line from connecting to the existing privacy fence and extending north to connect to the new maintenance building subject to review and approval of the Zoning Administrator. 11. A plan for security camera coverage of the East Side House shall be submitted and is subject to review and approval of the Zoning Administrator. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: nd ADOPTED by the City Council of the City of Otsego this 22 day of February, 2021. 3 CITY OF OTSEGO By:________________________________ Jessica L. Stockamp, Mayor Attest: By:____________________________ Audra Etzel, City Clerk 4