01-07-08 PCITEM 3.1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 U? son Me—niona. Highway. Suite 202. Golden Valley, MN 55422
Telephone+: 763.231 2.555 Facsimile: 763.231.2Fir-1' 1 pldnri�r:S rnaepl<innirig (.ow
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Laurie Smith / Daniel Licht
RE: Otsego - Johnson Building Relocation CUP
REPORT DATE: 28 December 2007 APPLICATION DATE
NAC FILE
BACKGROUND
176.02 — 07.26 ACTION DATE
12 December 2007
8 February 2007
William and Mary Johnson have submitted an application to relocate an existing
detached garage building to 7041 Odell Circle NE (Lot 5, Block 3 Lin Bar Estates 2nd
Addition). The site is presently developed with a single family home with an attached
garage. The subject site is zoned Residential Planned Unit Development (PUD) based
on the requirements of the R-3, Long Range Urban Service District. Single family
dwellings are a permitted use and detached garages are a permitted accessory use in
this District. Section 20-19-1 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 Garage Photos
ANALYSIS
Building Relocation. The relocation of existing structures to lots within the City of
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 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 primarily wood frame structures. The garage 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: Although no market valuation information was provided for the
proposed structure to be relocated, it is not anticipated to decrease the market
valuation of the subject property.
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.
Garage Description. The applicant is proposing to place an existing detached garage
within the west side yard of the property, west of the existing single family home. The
garage is 24 feet by 48 feet for a total of 1,152 square feet. The garage has one double
overhead garage door on the front side that will be oriented to the street. The garage
also has an access door on one side. The garage has an asphalt shingled roof with a
4/12 pitch. The exterior is constructed of stucco. The applicant states that the garage's
exterior, including the soffit and fascia will be updated to match the existing home on the
site. The garage will be placed upon a new permanent foundation.
Lot Area and Setback Requirements. The following table illustrates required
performance standards for single family lots and accessory buildings in the residential
PUD District.
2
Lot Requirements
Accessory Setbacks
Lot Area
Lot
Width
Local
Street
Side
Yard
Rear
Yard
Required
1 acre
150 feet
35 feet
10 feet
20 feet
The subject site has a total area of 64,120 square feet, or 1.47 acres. The applicant is
proposing to locate the new garage in the side yard of the subject site. The site
contains ample room for placement of the detached garage in the side yard. The
garage must be placed within the required setbacks: 10 feet from the side lot line and
35 feet from the front lot line.
Accessory Building Standards. Accessory buildings are limited to a height of no
more than 16 feet in the Residential PUD District. The applicant states that the garage
is 15 feet in height, which is consistent with accessory garage height requirements in
this district. Single family lots within the R-3 District that are 1.01 to 2 acres in area are
allowed to have up to 1,500 square feet of detached accessory structures, which the
area of the building is less than. There is also to be no more than two (2) detached
private garages or accessory structures for each detached single family dwelling.
Utilities. The site plan does not indicate the location of the existing individual sewage
treatment system. As a condition of approval, the locations of the septic tanks and
drainfields must be verified in the field and final garage placement will be subject to
approval of the Building Official. As required by MN Rules Chapter 7080, sewage tanks
must be located at least 10 feet from occupied buildings and drainfields shall be located
at least 20 feet from occupied buildings.
CUP Criteria. When considering CUP applications, the Planning Commission and City
Council must also take into account the possible 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: The subject site is guided for low density residential uses by the
Comprehensive Plan. A detached garage is a permitted accessory use in the
Residential PUD District and the use is consistent with the guided land use for
the area.
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. As such, the proposed use will be compatible with present
and future land uses.
3
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance and other provisions of the City Code.
Comment: The relocated structure shall be required to comply with all applicable
performance standards. The location of the existing sewage treatment system in
relation to the proposed new garage shall be subject to the review and approval
of the Building Official.
4. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The relocated structure will be used for storage of personal property
of the property owner and is not anticipated to generate traffic beyond the
capabilities of streets serving the subject property.
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 use is not anticipated to have a negative impact to the
City's service capacity.
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 and to encourage
completion of the project. The security amount shall be determined by the Building
Official and will be required as a condition of approval.
RECOMMENDATION
The proposed relocation of a detached garage to 7041 Odell Circle NE is consistent
with requirements for building relocations based on the information that has been
provided by the applicant. Our office recommends approval of the requested building
relocation CUP subject to the conditions outlined below.
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.
4
3. The relocated structure shall be updated to match the existing principal
building on the lot within six (6) months from the date a building permit is
issued for the building on the site.
4. The applicant is to submit a detailed site plan or certificate of survey
identifying the proposed garage 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 City staff is posted.
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.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Tim Rochel, Building Official
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
William and Mary Johnson
Daniel Berning, Ziegler Custom Homes, Inc.
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EXHIBIT A
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03 LAND SURVEYORS
Proposed Top of Block
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INVOICE N0, 14,246-69
F.B. NO. 210-23
SCALE I"= 40'
O Denotes Iron Monument
O Denotes Wood Hub Set
For Excavation Only
x000.0 Denotes Existing Elevation
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/01.08
LOT 5, BLOCK 3, LIN BAR ESTATES SECOND ADDITION
The only easements shown are from plats of record of information provided by client.
I hereby certify that this survey was prepared me or under •� C' `
m direct suervision, and that I am a duly Registered Land
Surveyor under the lows of the State of Minnesota. Signed !�/i• �'i-, ��"W
Surveyed by us this 22ND day of APRIL 19 98 Milton E. and, Mi tnr'1 eg. No. 20262
EXHIBIT B
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ITEM 3.2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, Mfg! 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners«nacplanning.corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Pressure Control Station #1
REPORT DATE: 2 January 2008
NAC FILE: 176.08 — 07.17
BACKGROUND
The City of Otsego is acquiring a 4,000 square foot parcel at the northwest corner of TH
101 and 65th ,Street for the purpose of constructing Pressure Control Station #1 that will
connect the 100,000 gallon water tower #1 with the 1,000,000 gallon water tower #3
both serving the east sewer district. The booster station is required due to the different
elevations between the two water towers and will also allow for the future connection of
existing water tower #2 (in the west sewer district) and future water towers as part of a
City wide system. The parcel to be acquired is to be subdivided from Outlot A, Winter
Addition with the cooperation of the propert� owner to allow for future extension of
Quaday Avenue between CSAH 37 and 60t Street to abut TH 101 avoiding wetlands
and maximize the developable area of the Winter property for future industrial land
uses. The property is currently zoned A-1, Agriculture Rural Service District. The
subdivision of the parcel and construction of the booster station requires a rezoning to
INS District, a CUP for reduced lot requirements within the INS District and a
preliminary/final plat.
Exhibits:
A. Site location
B. Site Plan
C. Preliminary/Final Plat
D. Area Concept Plan
ANALYSIS
Use. The proposed parcel is being established to provide a location for a City utility
structure necessary for the operation of the municipal water system. The proposed
Pressure Control Station #1 will be located adjacent to existing trunk water lines is not
related to the availability of services to the immediate area. Sanitary sewer service is
not currently available. Utility structures such as Pressure Control Station #1 are
defined as essential services by the Zoning Ordinance and allowed in all Zoning
Districts. The proposed rezoning of the subject site to INS District reflects City
ownership and operation of the essential service and provides greater flexibility in lot
requirements and setbacks related to the size of the structure and site activity than
provided for by the current A-1 District zoning.
Lot Requirements. The INS District establishes provisions allowing the lot
requirements for essential structures to be reduced based on the specific facility needs
as a conditional use. As the proposed pressure control station is an enclosed,
unmanned facility with almost no site activity, the spatial needs are minimal. The
subject site has an area of 4,000 square feet. The proposed building is to be setback
40 feet from the existing right-of-way for 65th Street, 10 feet from the west lot line and
five feet from the north line. The setback from the east property line is 20 feet, which
will allow for a 30 foot setback in the future when Quaday Avenue is extended (as the
right-of-way for Quaday Avenue will be less than required for the existing cul-de-sac).
The proposed area of the site is adequate to accommodate the proposed use.
Building Construction. The proposed building is approximately 392 square feet in
area and 11 feet tall. The building will be constructed with a brick fagade and consistent
with the design of other City utility buildings. The proposed building meets the
requirements of Section 20-17-4.13 of the Zoning Ordinance regarding building materials
and is within the height allowances of the INS District.
Fence. There is to be a fence at the perimeter of the proposed parcel for the security of
the facility. Section 20-16-6.K of the Zoning Ordinance would allow for this fence to be
constructed of chain link and a maximum height of eight feet. Barbed wire security
arms are also allowed provided that they are a minimum of seven feet above ground.
Access. The subject site will be accessed from the cul-de-sac at the existing terminus
of 65th Street. A gravel driveway is proposed to between the public street (also gravel)
and the fenced portion of the site. The gravel driveway will likely be turned to access
65th Street and paved at such time as Quaday Avenue is constructed.
Off -Street Parking. Pressure Control Station #1 will not be regularly staffed so there is
no need for off-street parking beyond occasional service vehicle access. The area of
the site within the fence and south of the building is shown on the site plan to be paved.
The area is sufficient to allow parking and turnaround of typical service vehicles.
Criteria. The proposed Zoning Map amendment and conditional use permit is to be
evaluated based upon (but not limited to) the criteria set forth by Sections 20-3-2.F and
20-4-21 of the Zoning Ordinance:
061
1. The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The need for the proposed pressure control station is consistent
with the implementation of the Water System Plan to provide municipal water
service adequate to accommodate existing and future land uses guided by the
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The proposed use is an essential service incidental to an urban
area that generates minimal site activity and/or traffic. The area surrounding the
subject site is currently rural residential and planned for future industrial uses by
the Comprehensive Plan. The location, design and construction of the proposed
facility will be compatible with existing and future land uses in the area.
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 use will comply with all applicable requirements of
the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment. The proposed use will not generate traffic beyond occasional
service vehicles as it is not a manned facility. Access to existing and future
streets street is adequate.
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 facility is necessary for the operation of the municipal
water system and provides for future capacity expansion.
RECOMMENDATION
Our office recommends approval of the proposed Zoning Map amendment, CUP and
preliminary/final plat to provide for construction of Pressure Control Station #1.
3
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to INS, Institutional District based on a finding that the action is consistent
with the Comprehensive Plan.
B. Motion to deny the request based on a finding that the action would be
inconsistent with the Comprehensive Plan.
C. Motion to Table.
Decision 2 — CUP and Preliminary/Final Plat
A. Motion to approve a CUP and Preliminary/Final Plat for Otsego Pressure Control
Station #1 Addition based on a finding that the request is consistent with the
Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
B. Motion to deny the request based on a finding that the action would be
inconsistent with the Comprehensive Plan.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Rod Winter, Winter Family Limited Partnership
11
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1. CONTRACTOR SHALL COORDINATE CONNECTION
TO THE EXISTING 16e TRUNK WATERMUN WITH
THE CITY WATER AND WASTEWATER DEPARTMENT.
THIS WORK MUST BE PERFORMED BETWEEN THE
HOURS OF 12:00 AM AND 4:00 AM, WITH A
MAXIMUM SHUT DOWN PERIOD OF 2-4 HOURS.
ALL FITTINGS NECESSARY TO MAKE THE
CONNECTION SHALL BE THOROUGHLY CLEANED AND
DISINFECTED PRIOR TO INSTALLATION $O THE
WATER MAY BE TURNED ON AS QUICKLY AS
POSSIBLE.
A� or SITE PLAN AND FLOW DIAGRAM
V a vF" PRESSURE CONTROL STATION /1
CITY OF OTSEGO, MINNESOTA
M
OTSEGO BOOSTER STATION NO. 1
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STATE OF MINNESOTA
OOMTY OF
The O ryohy —wt roe odmoMWgOd b•fae me thb _ day of 2008 by Rodney G Mnta, Maa9h9 GOOD P -M of Wht•r FamgY
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STATE OF NNNESOTA
COUNTY OF
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Notary Pudk. Wnnwota
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OTT APP 0R &
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