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03-20-06 PCITEM 3.1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Mernorial Highwvay, Suite 202, Goldcn /alley, M!'J 55422 T�!ophone; 763231.2555 Facsirnile; 783.2..'.1 .2561 planrle rs� narplanniny c orn PLANNING REPORT TO: Otsego Planning Commission FROM: Laurie Shives/Daniel Licht RE: Otsego - Anderson Building Relocation CUP REPORT DATE: 14 March 2006 APPLCIATION DATE: 17 February 2006 NAC FILE: 176.02 — 06.06 BACKGROUND Joe and Bobbie Anderson have submitted an application to relocate a single family dwelling to 14042 791h Street NE (Lot 21, Block 1 Walesch Estates 2nd Addition). The site is presently developed with a manufactured home and a detached garage which is proposed to remain. The subject site is zoned R-3, Residential — Long Range Urban Service Area District and single family uses are a permitted use in this District. Section 19 of the Zoning Ordinance requires consideration of a conditional use permit (CUP) for relocation of existing buildings to lots within the City. Exhibits: A. Site Location B. Site Plan C. New Home Photos ANALYSIS Existing Structure. The applicant is proposing to remove the existing manufactured home from the property. Removal of the existing structure will be required prior to issuance of an occupancy permit for the relocated dwelling. OU I'lin .. Rell cat:_.. The elocat1on f existing structures a_ lots . ith:._ ti_ _ %+ILY _1 U IIUl1Il�. fIGIVI.Q II ViI. I I IC I CIVI.d Ll I VI C/�IJLII IIJ. JU Ul.lUl eJ lU IUID VVIU 1111 U e l.,lly UI Otsego requires compliance with the performance standards outlined in Section 20-19- 2, as follows: A. Upon relocation, the building shall comply with applicable requirements of the State Uniform Building Code. Comment: A building permit is required prior to relocation of any structure. Review and approval of the Building Official for conformance with the Uniform Building Code shall be made a condition of approval. B. The proposed relocated building shall comply with the character of the neighborhood in which it is being relocated, as determined by the City Council. Comment: The neighborhood is fully developed with single family dwellings consisting of a mix of manufactured housing and wood frame structures. The structure to be located on the property is wood framed and will be consistent with this character. C. The relocated use will not result in a depreciation of the neighborhood or adjacent property values. Comment: Provided the structure has a similar character as adjacent dwellings and is in conformance with applicable performance standards, no depreciation is anticipated. D. The relocated structure shall be similar to the market valuation of adjacent principal structures as determined by the City or County Assessor. Comment: The structure currently on the property has an assessed market value of $11,900. The average market value of several properties (land and buildings) adjacent to the subject site, within Block 1 of Walesch Estates 2"d Addition, is determined to be $107,100 according to Wright County assessment data. Although no tax info was provided on the relocated structure, it is expected to have a value at least comparable to other properties in the area based on similar construction, size and compatibility with applicable performance standards. E. The relocated structure shall be ready for occupancy within six (6) months from the date of location on site. Comment: This requirement shall be made a condition of approval. Lot Standards. The following table illustrates required performance standards for single family lots and dwellings in the R-3 District. 2 Setbacks I_nf Area 1 I Width I_nrni Street I Sulo I Yard Roar I Yard Required 1 acre 150 feet 35 feet 10 feet 20 feet Proposed 1 acre 152 feet 67 feet 23 feet 20+ feet 2 The applicant has submitted a site plan showing the proposed location of the relocated home in relation to 79th Avenue NE. The site plan indicates the located of the existing detached garage that is proposed to remain. The existing garage and the proposed new home location are compliant with the required setbacks for the R-3 District. The site plan does not indicate the location of the existing individual sewage treatment system. As a condition of approval, the applicant shall demonstrate that the proposed location of the new home will not impact the existing sewage treatment system. Single Family Dwelling Standards. Section 20-17-11 of the Zoning Ordinance establishes minimum design standards for single family uses, which apply to this application. The basic requirements are for a perimeter foundation, minimum dimensions of 30 feet by 24 feet, a shingled roof and minimum overhangs of 1 foot. Based upon the photo exhibits and other information provided by the applicant, the existing structure is in conformance with these requirements. CUP Criteria. When considering CUP applications, the Planning Commission and City Council must also take into account the possible adverse impacts of the building relocation based upon, but not limited to, the following factors outlined in Section 20-4- 2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: Stated in the City's Comprehensive Plan is that "the character of individual neighborhoods shall be reinforced, maintained and upgraded'; the proposed CUP proposes to upgrade the existing dwelling unit by replacing it with a sturdier, easier -to -maintain structure. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The surrounding area is developed with low density, single family residential uses which are planned to continue as discussed in the Comprehensive Plan. Thus, the proposed use will be compatible with present and future land uses. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: As noted above, the subject site and relocated structure comply with all applicable performance standards. However, additional documentation is necessary to determine the relocation's impact on the existing sewage system. 4. The proposed use's effect upon the area in which it is proposed. Comment: The relocated dwelling and single family use of the property may be considered an improvement of the property from its existing condition and, as such, it is expected to have a positive effect on the neighborhood. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The relocated structure will access off of 791h Avenue NE, as the previous dwelling did, and will not generate traffic beyond the capabilities of streets serving the subject property. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. Utilities. The subject site has an on-site septic and well system. No changes are proposed to these existing systems. The applicant must submit a certificate of sanitary system compliance from Wright County as a condition of approval. The systems will be subject to review and approval by the Building Official to ensure that they are adequate to accommodate the proposed single family home. Security. Section 20-19-3 of the Zoning Ordinance requires that a security be posted for the relocation of existing structures. This security is required in part to cover any costs that may be incurred due to damage during the relocation, as well as to encourage completion of the project. The security shall be determined by the building official and will be required as a condition of approval. RECOMMENDATION The proposed relocation of an existing single family dwelling to 14042 79th Street NE is an improvement of the property and is consistent with requirements for building relocations based on the information that has been provided by the applicant. The request is consistent with the Comprehensive Pian policies which support and encourage improvements within existing neighborhoods. As such, our office recommends approval of the requested CUP, subject to the conditions outlined on the following page. POSSIBLE ACTIONS A. Motion to approve the CUP, subject to the following conditions: A building permit is applied for and approved by the Building Official prior to relocation of the structure. 2. The relocated structure shall be ready for occupancy within six (6) months from the date of location on site, subject to approval of the Building Official. 3. A permanent occupancy permit for the relocated structure shall not be issued until such time as the existing dwelling and all debris is removed from the property. 4. The applicant is to submit a detailed site plan or certificate of survey identifying the new dwelling's location in relation to the existing septic system and well locations, subject to approval by City staff. 5. A security as required by Section 20-19-3 of the Zoning Ordinance as determined by the Zoning Administrator is posted. 6. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and/or Zoning Ordinance provisions. C. Motion to table the application. PC. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Tim Rochel, Building Official Andy MacArthur, City Attorney Ron Wagner, City Engineer Joe and Bobbie Anderson =�• i ^•;\`. _� j ii �\, CITY OF .1 _ y — _ ftt € 41 - f _ BABE MRP DATA PAOYIDEDBY PM= -. I �_...... SITE LOCATILLL ON a ,\\ •j \ / I � �. Y�` �' 'vim- �. ��, /.,Pi' � 1l I -_ j-� j _ `-4 i 'e *'+ , \ITIE ` _ 1 0 o.5 1 2 Miles M t 1 1 I I 1 x _2 1 inch equals 1 mile D �. � �• � � �� � �- , '� .� _`� � � Q �� -�_-- --- -- -� M v � �,_� __ l__ - ,, ., I ., C` s. , ;�.. �� �� 1 ��� � r �, � .� �� ., ., s. , ;�.. .� C=r � r 4 �"'- - � - .._. � �. � "Y � • � � - ... ITEM 3-2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, Ml\J 55422 Telephone. 763.231.2555 Facsimile: 763.231.2561 planners's nacplanning.com MCI Eel R—A i" I Bill jj TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 14 March 2006 RE: Otsego — Boulder Creek NAC FILE: 176.02 — 06.02 A public hearing has been scheduled for 20 March 2006 to consider the Zoning Map amendment and preliminary plat for Boulder Creek. Our office did not receive information from the developer by the date requested regarding the proposed townhouse buildings in time to fully evaluate the preliminary plat, site plans and building plans in light of requested PUD -CUP flexibilities. Additionally, our office and the City Engineer have identified a number of issues with the submitted plans that we would prefer to address prior to consideration of the plat at a public hearing. As such, City staff is recommending that the public hearing be opened, any public comment from those present taken and then the public hearing be continued until the Planning Commission meeting on 3 April 2006. As the City Council cannot act on the applications until 24 April 2006 after the close of the 30 -day comment period on the EAW, continuing the public hearing will not likely cause the developer delay. C. Mike Robertson Judy Hudson Ron Wagner Andy MacArthur ITEM :3 NORTHWEST ASSOCIATED CONStULTANlS, INC. 4800 Olson Memorial Highway, Suite, 202, Golden Valley, MN 55422 Telephone: 783.231-2555 Fac;sir-nile: 783,231.2501 Piano -corp PLANNING REPORT TO: Otsego Planning Commission FROM: Laurie Shives / Daniel Licht, AICP DATE: 16 March 2006 RE: Otsego — City Public Works Facility; CUP FILE NO: 176.02 — 06.04 BACKGROUND The City of Otsego is requesting approval of a Conditional Use Permit (CUP) to allow for the construction of a new Public Works facility Otsego located near the intersection of 90th Street and Nashua Avenue NE, adjacent to City Hall and Otsego Prairie Park. The applicant is requesting to construct a new Public Works facility that will house department offices, vehicle storage and vehicle maintenance areas. The subject site is zoned INS, Intuitional District and government and public utility buildings and garages are an allowed use upon approval of a CUP. Exhibits: A. Site Location B. Site Plan C. Building Elevations D. Building Floor Plans ANALYSIS Zoning. The subject site is zoned INS, Institutional District. Section 20-90-6.G of the Zoning Ordinance provides that public related utility buildings and structures are allowed within the INS District by conditional use permit. Lot area and Setbacks. The minimum lot area for the INS District is five acres unless otherwise specified or reduced by conditional use permit. The subject site is approximately 30.29 acres. Required district setbacks for the front yard are 30 feet from right-of-way lines, 100 feet for the side yard and 100 feet for the rear yard. The submitted site plan indicates that the proposed Public Works building will be fronting 90th Street NE and that proposed building location complies with all required setbacks. Building Materials. The majority of the proposed new Public Works building will be constructed of insulated, precast panels with a rollered finish. The office portion of the building at the southeast corner most visible from 90th Street will include tinted and sandblasted glass curtain walls along the south and east building facades. Additional architectural features will include a raised roof containing a row of windows facing to the south and east. The design of the building is consistent with modern prairie design typified by the existing waste water treatment plants and Otsego Elementary School. Section 20-17-4.3.b of the Zoning Ordinance requires that the structures within the INS District use exterior building materials that are at least 75 percent Grade A materials such as brick, stucco/EFTS, stone, or glass panels. The precast concrete panels, of which more than 75 percent of the proposed buildings are to be constructed, do not qualify as a Grade A material. Although 75 percent Grade A materials are required, an exception to these building material standards may be granted upon approval of a CUP. The proposed building materials are acceptable because they are comparable in quality to materials generally used for industrial and storage -type uses throughout the City and that the prominent entrance and offices portion of the proposed building will be constructed using higher quality, Grade A materials. Landscaping. Section 20-90-6.G.3 of the Zoning Ordinance requires that public related utility buildings and structures, such as those proposed, be adequately landscaped and screened from neighboring uses. There are existing windbreaks to the east and west of the proposed building with mature trees that provide adequate screening. The City intends to plant additional trees along the north side of the property for additional screening. Access. The proposed site will have ingress/egress access via 90th Street NE at two driveways to allow for vehicle circulation. The driveways meet the spacing requirements of Chapter 21 of the Zoning Ordinance. Off -Street Parking. The site plan indicates a total of 19 parking spaces including one handicap accessible space. Section 21 of the Zoning Ordinance outlines the provisions for off-street parking within the City, but does not specifically list off street parking regulations for Public Works facilities. As stated in Section 20-21-9.CC of the Zoning Ordinance, for unique uses not listed in the Ordinance, parking space requirements shall be determined on a case by case basis by the City Council. Factors to be considered in such a determination shall include size of buildings, type of use, number of employees, expected volume and turnover of customer traffic, as well as number and frequency of delivery and/or service vehicles. Based on City staff estimates of traffic generated by the public works department, the number of oft -street parking stalls is adequate. Space exists on the property to add more stalls in the future if necessary. Outdoor Storage. The submitted site plan indicates an area of exterior storage of materials and equipment located behind the proposed new building. On March 13, 2006 the City Council passed an ordinance amendment regarding outside storage for public works uses within the INS District. The amendment states that outside storage is an allowed accessory use provided that the storage area is landscaped, fenced and screened from view of the public right-of-way and abutting residential districts and the storage area is surfaced with a material suitable to control dust and drainage. The storage area will have a Class -5 surface and is screened from view by the proposed building and existing vegetation. Outdoor Fuel Island. The City is proposing to install an outdoor fuel island located to the east side of the site for the convenience of fueling public works vehicles on site. Although this use is generally not considered to be a permitted use within the INS District, but would be an incidental accessory use to the storage and maintenance of public works vehicles. The proper installation and on-going maintenance of the fuel island and storage tanks shall be subject to the review and approval of the Fire Marshall and any applicable State and City Codes. Signs. The site plan indicates a total of two signs to be installed on the site. A monument sign is shown near the southeast entrance. Monument signs, also referred to as area identification signs, are permitted at the entrance from a collector or arterial street. The area of such signs must not exceed two hundred (200) square feet and a height of twelve (12) feet within INS Districts. The applicant is also proposing a wall sign along the buildings front fagade containing the City of Otsego name and logo. This sign is proposed to be approximately 40 square feet in area, which is compliant with wall sign regulations within the INS District. Prior to erection of any signs on the subject site, an application for a sign permit must be received and approved by City staff. Such applications shall indicate any proposed lighting and landscaping of the sign. Lighting Plan. The applicant has not submitted a lighting plan. All exterior fixtures must be a shoebox design with a 90 degree horizontal cutoff. A lighting plan showing the illumination field of all proposed exterior fixtures must be submitted and is subject to the approval of the City Staff. Trash Storage. The submitted plans do not indicate an area designated as trash storage. As stated in Section 20-16-15.13.2 of the Zoning Ordinance, all refuse, recyclable materials and necessary handling equipment shall be stored within the principal structure, within an accessory structure or fully screened from view from all neighboring uses and the public right-of-way. Utilities. The site plan indicates the location of a septic drainfield within the required front yard of the subject site. The plan also indicates the location of a new well within the rear side yard of the site. The proposed well and drainfield locations are consistent with required building setbacks. As stated in Section 20-16-11 of the Zoning Ordinance, the installation of on-site sewage treatments systems shall be in compliance with the provisions of the State Uniform Building Code and all applicable State and City Codes. All utility plans and issues shall be subject to the review and approval of the City Engineer. Grading. The applicant has not submitted a grading plan. All grading, drainage and easement matters shall be subject to the review and approval of the City Engineer. CUP Criteria. The applicant is requesting a CUP to allow for a Public Works facility in an INS District as well as for the allowance of less than 75 percent Grade A materials Prior to making a decision on this request, the Planning Commission and City Council shall consider the CUP criteria outlined in Section 20-4-2.F of the Zoning Ordinance, as follows: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: As stated in the Comprehensive Plan, the City was formed on the basis of ensuring that there would be adequate community facilities for its residents including public utilities, public safety and administration. Construction of a new public works facility would support provision of public services to the City's residents. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The proposed Public Works facility will be located adjacent to City Hall and Otsego Prairie Park, creating a City campus of sorts. The surrounding area is comprised of vacant lands immediately adjacent to the site owned by the City for future uses and rural residential uses located some distance away. The proposed use is compatible with existing and planned uses in the area. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The design of the new Public Works facility shall conform to all applicable Zoning Ordinance and Engineering Manual performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed new Public Works facility is not anticipated to have any negative effect upon the area in which it is located. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed new facility is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed new facility will generate additional traffic to and from the subject site, however, this additional traffic will be easily accommodated via Nashua Avenue and CSAH 39. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed new facility will benefit the City's ability to provide service to its residents. RECOMMENDATION Based upon the submitted materials and the preceding review, we recommend approval of the conditional use permit to allow for the construction of a new Public Works facility within the INS District and the allowance of less than 75 percent Grade A materials in the construction of the building's exterior, subject to the conditions outlined as follows. POSSIBLE ACTIONS A. Motion to approve a CUP allowing for the construction of a new Public Works facility within the INS District, subject to the following conditions: The proposed outside storage area shall be landscaped, fenced and screened from view of the public right-of-way and abutting residential districts and surfaced with a material suitable to control dust and drainage. 2. Prior to erection of any signs on the subject site, an application for a sign permit must be received and approved by City staff. Such applications shall indicate any proposed lighting and landscaping of the sign. 3. A lighting plan showing the illumination field of all proposed exterior fixtures must be submitted and is subject to the approval of the City Staff. 4. All refuse, recyclable materials and necessary handling equipment shall be stored within the principal structure, within an accessory structure or fully screened from view from all neighboring uses and the public right-of- way. 5. All utility plans and issues shall be subject to the review and approval of the City Engineer. 6. All grading, drainage and easement matters shall be subject to the review and approval of the City Engineer. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. C. Motion to table. PC. 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