04-15-98 PCNr
Northwest Associated Consultants, Inc.
C O M M U N I T Y PLANNING DESIGN e MARKET R E S E A R C H
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
EXECUTIVE SUMMARY
Background
Otsego Mayor and City Council
Otsego Planning Commission
Bob Kirmis/David Licht
10 July 1996
Otsego - Kincanon Golf Course CUP
176.02 - 96.15
Mr. Richard Kincanon has requested a conditional use permit to construct a nine hole, par
three golf course upon a 20.8 acre parcel of land located south of 85th Street and east of
Nashua Avenue.
The subject property is zoned A-1, Agricultural Rural Service which lists "commercial
outdoor recreation" as a conditional use.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Site Plan
5775 Wayzata Blvd. - Suite 555 - St. Louis Park, MN 55416 - (612) 595 -9636 -Fax. 595-9837
Recommendation
Based on the following review, our office recommends approval of the requested
conditional use permit subject to the following conditions:
1. The City Engineer provide comment and recommendation in regard to any
necessary 85th Street improvements (i.e., turn lane, bypass lane, etc.).
2. A grading and drainage plan is submitted subject to review and approval by the City
Engineer.
3. All drainage easements as determined appropriate by the City Engineer are
established.
4. A landscape plan is submitted which identifies the location, variety and size of
proposed site plantings.
5. The applicants demonstrate to the City that stray balls can be successfully
contained within the subject property (via mature tree heights, safety netting, etc.).
6. Right-of-way for 85th Street and Nashua Avenue is formally dedicated to the City
as determined appropriate by the City Engineer.
7. Club house plans are submitted subject to City review and approval.
8. The City Engineer provide comment/recommendation in regard to septic system
issues.
9. No outdoor storage of maintenance equipment occur on site.6-&,..� )
10. The site plan is revised to illustrate individual parking stalls including two devoted
to use by the handicapped.
11. The City Engineer provide comment/recommendation in regard to parking lot
curbing requirements.
12. Any signage erected comply with applicable provisions of the City's sign
regulations.
13. Comments of other City staff.
2
U
ISSUES ANALYSIS
Conditional Use Permit Evaluation Criteria. The subject property is zoned A-1,
Agricultural Rural Service which lists "commercial outdoor recreation" as a conditional use.
As such, the processing of a conditional use permit is necessary to accommodate the
proposed use.
In consideration of conditional use permit requests, Section 20-4-2.F of the Zoning
Ordinance directs the Planning Commission and City Council to consider possible adverse
effects of the proposed conditional use. The following is a listing of factors which must be
considered and resulting findings.
1. The proposed action's consistency with the specific policies and provisions
of the official City Comprehensive Plan.
The City's Land Use Plan suggests long term low density residential use of the
subject property. While the Land Use Plan does not specifically identify areas
proposed for "commercial recreational" uses, the proposed golf course is
considered compatible with both short and long term uses in the area.
2. The proposed use's compatibility with present and future land uses of the
area.
Provided proper screening and berming is established, the proposed use is
considered compatible with present and future land uses in the area.
3. The proposed use's conformity with all performance standards contained
herein (i.e., parking, loading, noise, etc.).
As a condition of CUP approval, all applicable performance standards must be
satisfactorily met. Details regarding this criterion will be discussed in latter sections
of this report.
4. The proposed use's effect upon the area in which it is proposed.
The proposed golf course is not expected to negatively impact the area in which it
is proposed.
3
5. The proposed use's impact upon property values of the area in which it is
proposed.
While no detailed study has been conducted, the proposed golf course is not
expected to negatively impact area property values. In fact, such use may escalate
area property values.
6. Traffic generation by the proposed use in relation to capabilities of streets
serving the property.
Within the ITE Trip Generation Manual, trip generation rates of 5.3 trips per parking
space and 6.9 trips per acre are provided for golf courses. Such ITE samples
include public and private courses (9 hole and 18 hole) with and without clubhouse
facilities.
As calculated below, it is estimated that the proposed use will generate between
144 and 212 vehicle trips per day. Based upon the rural character of the City,
however, these estimates may be considered "high end".
Variable A - 5.3 x 40 parking spaces = 212 ADT
Variable B - 6.9 x 20.8 acres = 144 ADT
The subject property is to be accessed via 85th Street, a designated collector.
Traffic generated by the proposed use is within the capabilities of such street. The
City Engineer should, however, make comment and recommendation in regard to
the need for any improvements to 85th Street (i.e., turn lane construction.
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.
The proposed use will not overburden the City's public service capacity.
Grading and Drainage. According to the applicant, a minimal amount of grading will take
place upon the subject site. The City Engineer has recommended that the applicant
submit a grading and drainage plan and drainage report which demonstrates that storm
water will be properly held on site. Additionally, drainage easements should be provided
over all ponding areas. The grading and drainage plan must be subject to approval by the
City Engineer.
2
Landscaping. As shown on the submitted site plan, numerous new trees have been
proposed throughout the site. According to the applicant, existing trees upon the site are
to be relocated in areas of the site where tree plantings are most desirable (i.e., near
property boundaries, along fairways, etc.). In satisfaction of CUP submission
requirements, a landscape plan, which specifies tree variety, location and size, should be
submitted for City review and approval.
Stray Balls. Recognizing that dwellings lie to the east and west of the proposed golf
course, three to five foot berms have been proposed as a means of containing stray balls.
Additionally, tree plantings have been proposed along such berms. In areas where
vegetation is intended to contain stray balls, trees must be of a height (size) and variety
to successfully fulfill such function. Of particular issue are trees adjacent to the greens of
holes 2, 3, 4, 6, and 7. As noted previously, the landscape plan should specify all
proposed tree types, locations and sizes.
Hole 7, which lies adjacent to Nashua Avenue, is only ± 110 yards in length. Thus,
particular potential exists for stray balls to enter the Nashua Avenue right-of-way. As a
condition of CUP approval, the applicant should demonstrate that proper measures have
been taken to contain stray balls from entering the right-of-way. Such measures may
include fencing, safety netting, etc.
Streets. The submitted site plan illustrates the boundaries of the subject property as
extending to the centerline of 85th Street and Nashua Avenue (roadways lie within an
easement). As a condition of CUP approval, right-of-way for such streets, as determined
appropriate by the City Engineer, should be formally dedicated to the City.
Clubhouse. As shown on the submitted site plan, a 1,500 square foot (30 foot by 50 foot)
clubhouse is to exist along the golf course's eastern boundary. According to the applicant,
the clubhouse is to be used as a "pro shop" with incidental snack sales. The clubhouse
will not include any restaurant/dining facilities.
As a condition of CUP approval, detailed plans of the clubhouse (floor plan and elevation)
should be submitted to determine compliance with building material and height
requirements.
The proposed clubhouse has been found to comply with applicable A-1 District setback
requirements.
Septic system requirements for the clubhouse should be subject to comment/
recommendation by the City Engineer.
5
Outdoor Storage. According to the applicant, all golf course maintenance equipment is
to be stored off-site. As a condition of CUP approval, no outside storage of maintenance
equipment shall be allowed.
Off -Street Parking.
Parking Supply. As shown on the submitted site plan, 40 off-street parking stalls
have been proposed on site. The City Zoning Ordinance does not include a
specific off-street parking requirement for golf courses. However, an American
Planning Association reference document entitled "Off -Street Parking
Requirements" recommends the following standard for par three golf courses such
as that proposed:
25 spaces per nine holes plus one space per employee on the
largest shift
While the proposed parking supply meets anticipated demand, the site plan should
be modified to illustrate individual parking stalls within the designated off-street
parking area.
Dimensional Requirements. All off-street parking stalls and drive aisles have
been found to comply with the City's minimum dimensional requirements.
Handicap Stalls. In conformance with American Disability Act requirements, two
handicap parking spaces should be provided and illustrated upon the site plan (1
per 25 stalls required).
Surfacing/Curbing. In conformance with Ordinance requirements, the proposed
parking lot is to be surfaced with a bituminous material. Specific curbing
requirements should be subject to comment and recommendation by the City
Engineer.
Signage. Any signage used to identify the proposed golf course must comply with
applicable City sign regulations.
CONCLUSION
Based on the preceding review, our office recommends approval of the requested
conditional use permit subject to the conditions listed in the Executive Summary of this
report.
pc: Elaine Beatty
Larry Koshak
Andy MacArthur
Richard Kincanon
Lynn Caswell
7
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L-
CITY OF
O
TSEGO
(612) 441-4414
8899 Nashua Avenue N.E. ON THE GREAT RIVER ROAD Fax: (612) 441-8823
Elk River, MN 55330
January 29, 1998
Richard Kincanon
8478 Nashua Avenue NE
Otsego, Minnesota 55330
RE: 9 -HOLE GOLF COURSE - CUP EXPIRATION
Dear Richard:
This letter is being written in response to your letter requesting continuation of your
Conditional Use Permit for the above. e rt January 26, cs
this was removed from the consent agendaPori of the meeting for e discussion.
It was determined that the Conditional Use Permit was approved by the Council on
August 12, 1996. That means it expired on August 12, 1997. The recording information
for the CUP states as follows:
APPLICANTS NOTE: �P ,,,,.tet hP exercised
Any request involving a Conditional Ilse Permit or Varian
gilhin twelve m^•nths from the date of annroval. or the annroval Iii l large• If a time
gxtPnsion is necessary, it is the applicant's r sibilitY to_file for such ext rasion at
bast 30 days prior to the lapse of ApproyaL
Because this CUP had expired, the only process in place is to reapply for a CUP. The
Council can grant a CUP for more than one year if they feel it is warranted. (See
attached Pg #57 *20-4-6 ).
For your information, the issue of safety of the ponds, machinery and the amount of time
to complete this project was an issue to some.
Page 2
Richard Kincanon
January 29, 1998
The Council did approve having the Planning Commission review the process for CUP
extension of time and a possible amendment.
If you are interested in re -applying for a CUP please come in or call me at 441-4414.
Thank you Richard.
Sincerely,
CITY OF OTSEGO
i
omdw
1
Elaine Beatty
City Clerk/Zoning Administrator
M7
enclosure
Richard Kincanon
Conditional Use Permit Hearing
P.C. of April 15, 1998 - 8PM
MEMORANDUM
DATED: March 18, 1998
RE: Conditional Use Permit Application by Richard Kincanon
for a Commercial Outdoor Recreation (9 -Hole Executive
Golf Course) in an A-1, Agricultural Zoned Area)
FROM: Elaine Beatty, City Clerk/Zoning Administrator
Richard Kincanon has previously applied and received a CUP for above golf course.
The time limit to complete the CUP has expired. Consequently he is re -applying for
a CUP for the same golf course. Nothing has changed from the previous CUP
application, except the expiration of same.
Staff has discussed this new application and feels nothing has changed. Therefore,
attached is the information from the previous reports for review for the Public
Hearing as follows:
1. Original Hearing Notice of 6/26/96
2. NAC's Report of .July 10, 1996
I City Engineers Letter/Report of July 2, 1996
4. P. C. Minutes of July 17, 1998
5. P. C. Minutes of August 7, 1998 (cont.)
6. Council Minutes of August 12, 1996
7. Conditional Use Permit Approval Recording Document
8. Findings of Fact and Decision ( Staff feels these conditions still apply)
9. Letter of January 29, 1998 to Richard Kincanon
10. Council Minutes of January 26, 1998
11. Notice of Public Hearing for new CUP dated March 18, 1998.
12. Letter of January 12, 1998 from Richard F. Kincanon *
* Please Note:
Richard Kincanon in this letter explains the construction delays due to
contractor extensions and weather allowed them only to complete the pond
construction and basic site preparation. The golf course can take up to three years
to construct and another one or two years after that before the course is ready for
play. Applicant is asking also for a longer than one year time period on the CUP
of two and one-half years (2-1/2 yrs.)
CITY OF OTSEGO
COUNTY OF WRIGHT
NOTICE OF PUBLIC HEARING:
The Otsego Planning Commission will conduct a Public Hearing on Wednesday, July 17,
1996, at 8:OOPM at the Otsego City Hall at 8899 Nashua Avenue NE, Otsego, MN, or as
soon thereafter as time permits. The matter has been initiated by Applicant, Richard
Kincanon, 13333 - 179TH Circle, Elk River, Minnesota, 55330 for the South East
Quadrant 85TH ST and Nashua Avenue NE, Otsego, MN. PID4118-500-204-202.
Request is as follows:
1. A CUP for Commercial Outdoor Recreation (9 -hole Executive
Golf Course) in an A-1, Agricultural Zoned area
All interested parties are invited to attend the Hearings to express their questions and
concerns/comments. If you would like further information regarding the above described
Hearing, please call the City of Otsego at 441-4414 in advance of the meeting.
CITY OF OTSEGO:
E aine Beatty, Clerk/Zoning Adm.
Dated: 6/26/96
Publish: 7/3/96 -STAR NEWS
Posted: 6/26/96 - Otsego City Hall
Hearing: July 17, 1996 8PM - P.C.
August 12, 1996 6:30PM - CC
CITY OF OTSEGO
COUNTY OF WRIGHT
NOTICE OF PUBLIC HEARING:
The Otsego Planning Commission will conduct a Public Hearing on Wednesday,
April 15, 1998 at 8:OOPM at the Otsego City Hall, 8899 Nashua Avenue NE, Otsego,
MN, or as soon thereafter as time permits. The matter has been initiated by applicant,
Richard F Kincanon, 13333 - 179TH Circle, Elk River, Minnesota, 55330 for the
Southeast Quadrant , Section 20, Township 121, Range 23 (85TH ST and Nashua
Avenue NE) PID 9118-500-204202. Request is as follows:
1. A CUP for Commercial Outdoor Recreation (9 -Hole
Executive Golf Course) in an A-1, Agricultural Zoned Area.
(Note: This Public Hearing is due to a previously
approved/issued CLIP which has expired)
All interested parties are invited to attend the Hearings to express their questions
and concerns/comments. If you would like further information regarding the above
described Hearings, please call the City of Otsego at 441-4414 in advance of the meeting.
A copy of the proposed Amendment may be picked up at Otsego City Hall, 8899 Nashua
Avenue NE, Otsego, MN. Monday Through Thursday SAM to 6PM.
CITY OF OTSEGO:
glaineBeath•, Clerk/Zoning Aen.
Dated: March 18, 1998
Publish: March 25, 1998 - ELK RIVER STAR NEWS
Posted: March 18, 1998 - Otsego City Hall 2 -Boards
Hearing: April 15, 1998 - 8PM - P.C. Meeting
April 27, 1998 - 6:30PM CC Meeting
•
OTSEG09 MINNESOTA
ZONING/SUBDIVISION REQUEST
CONDITIONAL USE PERMIT
DATE: September 27, 1996 Property Owners-,
Richard F & Jean M Kincanon
13333 - 179TH Circle,
Elk River, Minnesota 55330
PROPERTY: PID # 118-500-204202
Legal Description:
(See Attached Legal - Exhibit A attached to Findings of Fact)
APPLICANT: Same
REQUEST/ACTION:
Request is for:
A Conditional Use Permit to allow the following:
1. To Establish a Commercial Outdoor Recreational Use (Nine hole golf course) within
an A-1, Agricultural Rural Service District.
ACTION:
City Council of Otsego approved the above request with the conditions in the attached
Findings of Fact on August 12, 1996 Council Meeting
CONDITION IMMARY-
See attached Findings of Fact and Decision dated August 12, 1996
APPLICANT NOT
Any request involving a Conditional Use Permit or Variance must be exercised within twelve months
from the date of approval, or the approval will lapse. If a time extension is necessary, it is the
applicant's responsibility to file for such extension at least 30 days prior to the lapse of approval.
Elaine Beatty, City Clerk/Zting Administrator
CITY OF OTSEGO: U
8899 Nashua Avenue NE
Otsego, Minnesota, 55330
CC: Applicant/City Bldg Official/City Assessor/City
Finance Officer/
( SEAL)
Plann r/File
Conditional Use
Permit Approval
CITY OF OTSEGO
WRIGHT COUNTY, MINNESOTA
RE: FINDINGS OF FACT
AND DECISION
Application of Richard Kincanon for a conditional use permit to establish a commercial
outdoor recreational use (nine hole golf course) within an A-1, Agricultural Rural Service
District.
On 12 August 1996, the Otsego City Council met at its regularly scheduled meeting to
consider the application of Richard Kincanon for a conditional use permit to allow the
aforementioned. Based upon the application, the recommendation of the Planning
Commission and the evidence received, the City Council now makes the following findings
of fact and decision.
FINDINGS OF FACT
The applicant is requesting a conditional use permit to allow a commercial outdoor
recreational use (nine hole golf course) in an A-1, Agricultural Rural Service Zoning
District.
2. The subject property is zoned A-1, Agricultural Rural Service
3. The subject property lies within the City's Long Range Urban Service Area, as
illustrated in Otsego's duly adopted Comprehensive Plan.
4. The legal description of the property is found on attached Exhibit A.
5. Section 20-4-21 of the Zoning Ordinance directs the Planning Commission and
City Council to consider seven possible adverse effects of the requested rezoning.
The seven effects and the findings regarding them are:
a. The proposed action's consistency with the specific policies and
provisions of the official City Comprehensive Plan.
The City's Land Use Plan suggests long term low density residential use of
the subject property. While the Land Use Plan does not specifically identify
areas proposed for "commercial recreational" uses, the proposed golf course
is considered compatible with both short and long term uses in the area.
b. The proposed use's compatibility with present and future land uses of
the area.
Provided proper screening and berming is established, the proposed use is
considered compatible with present and future land uses in the area.
C. The proposed use's conformity with all performance standards
contained herein (i.e., parking, loading, noise, etc.).
The proposed use will conform to all applicable performance standards.
d. The proposed use's effect upon the area in which it is proposed.
The proposed golf course will not tend to or have an adverse effect upon the
area in which it is proposed.
e. The proposed use's impact upon property values of the area in which
it is proposed.
While no detailed study has been conducted, similar situations dictate that
the proposed use will not tend to depreciate area property values.
f. Traffic generation by the proposed use in relation to capabilities of
streets serving the property.
Traffic generated by the proposed use is within the capabilities of 85th Street
which serves the property.
g. The proposed use's impact upon existing public services and facilities
including parks, streets, and utilities, and its potential to overburden
the City's service capacity.
The proposed use can be accommodated by existing public service facilities.
The proposed use will not overburden the City's service capacity.
6. The planning report dated 10 July 1996, prepared by Northwest Associated
Consultants, Inc. and 2 July 1996 letter prepared by Hakanson Anderson
Associates Inc. are incorporated herein.
7. On 17 July and 7 August, the Otsego Planning Commission conducted a public
hearing to consider the proposed condition use permit preceded by published and
mailed notice. Upon review of the conditional use permit application and evidence
received, the Otsego Planning Commission closed the public hearing and
2
recommended that the City Council approve the conditional use permit based on
the aforementioned findings.
DECISION
Based on the foregoing considerations and applicable ordinances, the applicant's request
for a conditional use permit to all a commercial outdoor recreational use (nine hole golf
course) within an A-1 Agricultural Rural Service District Is approved in Its present form
subject to the following conditions:
1. A 40 foot right-of-way dedication (from centerline) is provided for 85th Street.
2. A grading and drainage plan is submitted subject to review and approval by the City
Engineer.
3. All drainage easements as determined appropriate by the City Engineer are
established.
4. A landscape plan is submitted which identifies the location, variety and size of
proposed site plantings.
5. The applicant demonstrate to the City that stray balls can be successfully contained
within the subject property (via mature tree heights, safety netting, etc.).
6. Club house plans are submitted subject to City review and approval.
7. The City Engineer provide comment/recommendation in regard to septic system
issues.
S. No outdoor storage of maintenance equipment occur on site.
9. The site plan is revised to Illustrate individual parking stalls including two devoted
to use by the handicapped.
10. "Curb bumpers are Installed within the off-street parking lot.
11. Any signage erected comply with applicable provisions of the City's sign
regulations.
12. Soil borings are taken in accordance with the recommendation of the City Engineer.
13. A monitoring well (or wells), as specified by the City Engineer, are installed on the
site. The applicant shall read the well (or wells) on an annual basis (in the spring
of the year) and promptly report the findings of such readings to the City Engineer.
3
0
ADOPTED by the Otsego City Council this 12th day of August 1996.
CITY OF OTSEGO
By: 2)J
Norman F. Freske, Mayor
ATTEST:
By:4ML -
Elaine Beatty, City Clerk/Zonin dministrator