10-02-00 PCNORTHWEST ASSOCIATED CONSULTANTS
NW INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 8 September 2000
RE: Otsego - Zoning Ordinance; Building Materials
FILE NO.: 176.02 - 00.09
BACKGROUND
At the direction of the City Council, the Planning Commission has been discussing
potential changes to the building material requirements of the Zoning Ordinance. These
changes apply most directly to the allowed building materials within the City's business
and institutional districts. Following their discussion of several draft amendments, the
Planning Commission called for a public hearing to consider an amendment of the Zoning
Ordinance text. This public hearing is to be held on September 18, 2000.
Attached for Reference:
Exhibit A: Proposed Amendment
ANALYSIS
Draft Ordinance. The ordinance amendment attached as Exhibit A is based upon the
previous drafts considered by the Planning Commission. The amendment would break the
allowed building materials into four categories based upon quality, durability and aesthetic
values.
The proposed amendment does not effect the application of these materials for residential
purposes. For commercial and institutional districts, buildings would be required to use
at least 75 percent (increased from 65 percent in previous drafts) Grade A materials such
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as brick, stone, stucco, or glass walls. The draft ordinance would further limit the use of
wood to not more than 10 percent of the facade area for commercial and institutional uses.
The amendment would also modify the provisions dealing with industrial buildings. These
changes to do not change the intent or effect of the building material requirements for
these uses, but reflect the classification of materials.
A final change proposed to the ordinance is removal of the allowance of a poles buildings
as a principal structure for uses other than farming by conditional use permit. This change
is consistent with present City policies regarding development standards.
Criteria. Evaluation of the proposed amendment by the Planning Commission and City
Council is to be based upon (but not limited to) the following factors outlined in Section 20-
3-21 of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The following policies support the proposed amendment requiring
building materials with greater durability and aesthetic value:
Predetermined development standards shall be established to ensure quality
of development desired by the community. (Policy Plan, p. 49)
Within the T. H. 101 corridor, high quality commercial development shall be
strongly encouraged which takes advantage of the visibility and access along
the corridor. (Policy Plan p. 49)
All public facilities shall be developed, improved and maintained according
to the highest adopted standards of design and performance to serve as
examples for private development. Pubic facilities shall present a positive
aesthetic expression and strive to create a source of community pride.
(Policy Plan p. 66)
2. The proposed amendment's compatibility with present and future land uses of the
area.
Comment: The upgrade of required building materials for commercial and
institutional uses would not be anticipated to negatively impact existing
development, but encourage a higher standard of development within these areas
of the community.
3. The proposed amendment's conformity with all performance standards contained
in the Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: Not applicable.
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4. The proposed amendment's effect upon the area in which it is proposed.
Comment: The proposed amendment will have a positive effect on the community's
image and character in anticipation of development of the City's commercial and
institutional areas, which are the primary gateways to the community.
5. The proposed amendment's impact upon property values of the area in which it is
proposed.
Comment: Although no study has been completed, the proposed amendment 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: Not applicable.
7. The proposed amendment'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 amendment will require greater investment in commercial and
institutional development thereby improving the City's tax base situation, which
would have a positive effect on the City's service capacity.
CONCLUSION AND RECOMMENDATION
The proposed Zoning Ordinance amendment addresses standards related to community
character and standards. As such, it would be inappropriate for our office to make a direct
recommendation for Planning Commission and City Council action. However, the
proposed amendment would be positive in establishing high community standards in
advance of anticipated development along the T.H. 101 corridor. Over the long term,
these standards would service to create a desirable image for the community and also
contribute positively to the City's tax base. These outcomes are all promoted by the 1998
Comprehensive Plan Update.
PC. Mike Robertson
Elaine Beatty
Andy MacArthur
Larry Koshak
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CITY OF OTSEGO
WRIGHT COUNTY, MINNESOTA
ORDINANCE NO.: 00=
AN ORDINANCE AMENDING SECTION 20-174 OF THE ZONING ORDINANCE
DEALING WITH BUILDING MATERIAL REQUIREMENTS FOR ALL USES WITHIN THE
CITY.
Section 1. Section 20-17-4 of the Zoning Ordinance (Building Type and
Construction is hereby amended to read as follows:
20-17-4: BUILDING TYPE AND CONSTRUCTION:
A. General Provisions:
1. Metal Buildings: No galvanized or unfinished steel, galvalum
or unfinished aluminum buildings (walls or roofs), except those
specifically intended to have a corrosive designed finish such
as CORTEN steel shall be permitted in any zoning district,
except in association with farming operations or as allowed by
this Section.
2. Quality: Buildings in all zoning districts shall maintain a high
standard of architectural and aesthetic compatibility with
surrounding properties to ensure that they will not adversely
impact the property values of the abutting properties or
adversely impact the public health, safety, and general
welfare.
3. Finishes: Exterior building finishes shall consist of materials
comparable in grade and quality to the following:
a. The primary exterior building facade finishes for
residential uses shall consist of materials comparable
in grade to the following:
(1) Brick.
(2) Cast in place concrete or pre -cast concrete
panels.
(3) Glass curtain wall panels.
(4) Integral colored split face (rock face) concrete
block.
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EXHIBIT A
(5) Wood, natural or composite, provided the
surfaces are finished for exterior use or wood of
proven exterior durability is used, such as cedar,
redwood or cypress.
(6) Stone (natural or artificial).
(7) Stucco (natural or artificial).
(8) Vinyl, steel, aluminum.
b. The primary exterior building facade finishes for
commercial and industrial uses shall consist of
materials comparable in grade to the following:
(1) Grade A:
(a) Brick.
(b) Integral colored split face (rock face)
concrete block.
(c) Glass (curtain wall panels or block).
(d) Stone (natural or artificial).
(e) Stucco (natural or artificial).
(2) Grade B:
(a) Cast in place concrete or pre -cast
concrete panels.
(3) Grade C:
(a) Curtain wall panels of steel, fiberglass
and aluminum exterior finishing systems
(non-structural, non -load bearing),
provided such panels are factory
fabricated; finished with a durable non -
fade surface; have adequate dent or
damage resistance; and their fasteners
are of a corrosion resistant design.
(4) Grade D:
(a) Wood, natural or composite, provided the
surfaces are finished for exterior use or
wood of proven exterior durability is used,
such as cedar, redwood or cypress.
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4. Wall Area Calculations. For the purposes of calculating
exterior building material requirements, the total wall area of
structures shall be calculated by taking the total solid surface
area of all facades. The solid area shall encompass all
exterior surfaces except for exterior windows and doors.
5. Foundation Requirements: Structures in excess of one
hundred fifty (150) square feet shall be constructed with
continuous structural load bearing perimeter foundations
except industrial uses within the 1-3 Zoning District and pole
buildings as expressly defined and permitted in accordance
with this Chapter.
6. Pole Buildings: Except for farming operations, pole buildings
shall not be allowed as a principal building or structure.
B. Institutional, Business and Industrial Uses and Zoning Districts:
1: For all uses within the INS, B-1, B-2, B-3, and B -C Zoning
Districts, the exterior building finish of any one wall shall
consist of at least seventy-five (75) percent Grade A materials,
as outlined by Section 20-17-4.A.3.b of this Chapter. Not more
than ten (10) percent of the facade of any one wall shall be
Grade D materials.
2. In the B -W, 1-1 and the 1-2 Zoning Districts, all buildings
constructed of curtain wall panels of finished steel, aluminum
or fiberglass shall be required to be faced with Grade A or B
materials, as defined by Section 20-17-4.A.3.b, on wall
surfaces abutting a public right-of-way, residential uses, or
public areas. The required wall surface treatment may allow
a maximum of fifty (50) percent of the metal or fiberglass wall
to remain exposed if it is coordinated into the architectural
design.
3. Within the 1-3 Zoning District, exterior finish of all buildings
shall comply with Section 20-17-4.A.3 of this Chapter.
4. The City may grant a deferment to the requirements of
Sections 20-17-4.B.1 and 2 of this Chapter when a building or
building addition will be constructed in more than one phase.
Any such deferment shall be processed as a conditional use
permit pursuant to Section 4 of this Chapter and shall be
subject to the following:
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a. The deferment shall be until the completion of
construction or five (5) years, whichever is less.
b. Property owner shall provide the City with an
irrevocable letter of credit for an amount one and one-
half (1-1/2) the City Building Official's estimated cost of
the required exterior wall treatment. The bank and
letter of credit shall be subject to the approval of the
City Attorney. The letter of credit shall assure
compliance with this section of this Chapter.
C. Exceptions to the provisions of Section 20-17-4. B of this Chapter may
be granted as a conditional use permit pursuant to Section 4 of this
Chapter, provided that:
1. The proposed building and material maintains the quality,
durability and value intended by the Ordinance.
2. The proposed building is compatible and in harmony with other
existing structures within the district and immediate geographic
area.
3. The provisions of Section 20-4-2.F of this Chapter are
considered and determined to be satisfied.
Section 2. This Ordinance shall be in full force and effect upon its passage and
publication.
ADOPTED by the Otsego City Council this day of , 2000.
ATTEST:
CITY OF OTSEGO
Larry Fournier, Mayor
Elaine Beatty, Zoning Administrator/City Clerk
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