12-03-07 PCITEM 3-1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4500 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners( nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Ibeling 2nd Driveway CUP
REPORT DATE: 28 November 2007 ACTION DATE: 12 January 2008
NAC FILE: 176.02 — 07.24
BACKGROUND
Mr. John Ibeling has submitted an application to construct a second driveway off of a
public street on his property located at 15446 93rd Street. The purpose of the driveway
is to provide access to a detached accessory building being constructed. The subject
site is located north of CSAH 39 and west of CSAH 42 within the Long Range Urban
Service Area and guided for low density residential use by the Comprehensive Plan.
The property is zoned R-3, Residential Long Range Urban Service District. Section 20-
21-4.H.1 1.d of the Zoning Ordinance allows construction of a second access to a public
street as a conditional use in the R-3 District.
Exhibits:
A. Site location.
B. Site Plan
C. Photographs
D. Engineering Manual Detail Plate #706
ANALYSIS
Need. The Zoning Ordinance requires that there be a demonstrated need for more than
one access to a public street from a single family lot in the R-3 District. The need for
the second driveway must be due to physical site constraints or the location of the
principal building. The applicant is constructing a 1,410 square foot detached
accessory building to the northeast of the existing single family home on the property.
The location of the detached accessory building is on the opposite side of the property
from the driveway accessing the attached garage due to the location of the septic
drainfield to the rear of the house. Although not shown on the submitted site plan, there
is also an abandoned septic drainfield between the house and current drainfield. The
Planning Commission and City Council have considered the location of and potential
impact to the septic drainfield in approving similar requests for second driveways.
Aerial photographs also suggest that there are significant trees to the northwest of the
house that would need to be removed to extend a driveway along the west lot line to a
potential building location north of the septic drainfield. Also noted is that the north 75
feet of the lot is encumbered by a utility easement for electric transmission lines.
Based on the site conditions and constraints, City staff believes that there is a need for
a second driveway to access the detached accessory building meeting the criteria
established by the Zoning Ordinance.
Lot Requirements. The table below illustrates the lot requirements of the R-3 District
and the dimensions of the subject site:
The subject site conforms to all of the lot requirements of the R-3 District and the
requirement of Section 20-21-4.H.1 II A(2) the Zoning Ordinance for a minimum lot width
of 150 feet for allowance of a second driveway. The location of the proposed second
driveway accessing the detached accessory building is not shown on the site plan. The
applicant discussed with City staff that the driveway would be located so that the
existing row of lilacs would be kept, but a willow tree will need to be removed.
Surfacing. The subject site was final platted in 1973. Section 20-21-4.H.12 of the
Zoning Ordinance requires that lots final platted before 1992 have driveways surfaced
to control dust and drainage. Because 93rd Street accessing the property has an
asphalt surface, City staff recommends that the second driveway also be paved. The
design of the driveway within the boulevard portion of the right-of-way must also
conform to the design standards of the Engineering Manual.
Criteria. Applications for conditional use permits are to be evaluated based upon (but
not limited to) the criteria set forth by Section 20-4-21 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: A goal of the Comprehensive Plan is to accesses onto public streets
for proper traffic management while providing adequate access to property.
Allowance of a second driveway to the subject site is consistent with the
Comprehensive Plan as there is a demonstrated need related to the location of
111
Min. Lot
Area
Min. Lot
Width
Setbacks
Front
Side
Rear
Driveway
Required
1.0ac.
150ft.
35ft.
loft.
50ft.
5ft.
Existing/
Proposed
I House
1.1 ac.
160ft.
56ft.
44ft.
200ft.
25ft.
Acc. Bldg.
95ft.
1 oft.
158ft.
The subject site conforms to all of the lot requirements of the R-3 District and the
requirement of Section 20-21-4.H.1 II A(2) the Zoning Ordinance for a minimum lot width
of 150 feet for allowance of a second driveway. The location of the proposed second
driveway accessing the detached accessory building is not shown on the site plan. The
applicant discussed with City staff that the driveway would be located so that the
existing row of lilacs would be kept, but a willow tree will need to be removed.
Surfacing. The subject site was final platted in 1973. Section 20-21-4.H.12 of the
Zoning Ordinance requires that lots final platted before 1992 have driveways surfaced
to control dust and drainage. Because 93rd Street accessing the property has an
asphalt surface, City staff recommends that the second driveway also be paved. The
design of the driveway within the boulevard portion of the right-of-way must also
conform to the design standards of the Engineering Manual.
Criteria. Applications for conditional use permits are to be evaluated based upon (but
not limited to) the criteria set forth by Section 20-4-21 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: A goal of the Comprehensive Plan is to accesses onto public streets
for proper traffic management while providing adequate access to property.
Allowance of a second driveway to the subject site is consistent with the
Comprehensive Plan as there is a demonstrated need related to the location of
111
the existing single family home and septic system on the property and
preservation of existing significant vegetation.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The subject site is surrounded by other existing one -acre single
family development. The design and location of the second driveway is required
to conform to established requirements of the Zoning Ordinance and provides for
preservation of existing significant vegetation on the property.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment. The proposed second driveway will comply with all applicable
performance standards.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment. The allowance of a second driveway to access a detached
accessory building will not result in additional traffic generation that would
negatively effect public streets.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment. The proposed driveway will not effect the City's service capacities.
RECOMMENDATION
Our office recommends approval of a CUP to allow construction of a second access to
the lot at 15446 93`d Street, subject to the conditions outlined below and any comments
of other City staff.
POSSIBLE ACTIONS
A. Motion to approve a CUP allowing construction of a second driveway, subject to
the following conditions:
1. The second driveway shall be constructed and paved within one (1) year
from the date of approval.
2. The construction of the second driveway within the public right-of-way
shall comply with Standard Plate #706.
3
3. The second driveway shall be setback a minimum of five (5) feet from side
or rear lot lines.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan and Zoning Ordinance criteria.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
John Ibeling
11
NAC
ON THE GREAT RIVER ROAD
75.000
112.500
127.500
142.700
155.000
157.700
205.000
Tree
244.000
Existing Drip
Lilac!
300.000
6
000 0 o (Y) o 0 0 0000
00 Ln LO a- Vn o 0 0000
OO M r-1 O cY) O 0 0000
66-4000 O -O 10
CO0
5' Powerline setback
10' Property Setback
�d Shed
North
rees
Denotes
EXHIBIT B
i
z w RESIDENCE
w z
IwW
IQa
la0 0
loV)i
LLI
O
O
w w
ff% w MINIMUM 15" DIAMETER
CMP OR RCP CULVERT- DRIVEWAY
MINIMUM LENGTH IS 30'
OR DRIVEWAY WIDTH PLUS
6' WITH APRON ENDS. /�
I R.O.W. LINE /'1
24' MAX.
DITCH -------- _ _ _
\ EDGE OF SHOULDER
EDGE OF PAVEMENT
40' MIN. FROM LOCAL STREET 34' MAX.
50' MIN. FROM COLLECTOR/
ARTERIAL STREET A
BITUMINOUS
STREET SHOULDER BOULEVARD
PAVEMENT AREA AREA
4" MIN.
DRIVEWAY GRAD jWO-10%
�v
SAMECROSASLOPOULDER ��TC,�.\ MIN.5�\,off,MINIMUM 15" DIAMETER DESIRABLE,
CMP OR RCP CULVERT 15� MAX. DIFFERENCE
WITH APRON ENDS
SECTION A—A
NO SCALE
RESIDENTIAL DRIVEWAY ALONG
RURAL STREET SECTION
NO SCALE
w
z
J
cr
w
CL
O
d
- 5' RADIUS OR
45° TAPER
(TYPICAL)
5' MIN.
EXHIBIT D
°F STANDARD PLATE No.
Wosm IT, 706 .
AWG NAME CURB-705.DWG