10-15-01 PCHallkv iWaST ASSOCIATID CONSULTA"'Us" M"C.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - VFW 5518 Play Field; CUP Amendment
REPORT DATE: 10-04-01
NAC FILE: 176.02 - 01.30
BACKGROUND
APPLICATION DATE
CITY FILE: 2001 - 35
09-28-01
Elk River/Rogers VFW Post 5518 operates Veterans Memorial Park, a community play
field located northeast of Quaday Avenue/72nd Street. The 20 acre site is developed with
two community center buildings and four soccer fields, as well as off-street parking areas.
The VFW is proposing to construct a 26 -foot by 60 -foot accessory building for storage.
The subject site is zoned INS, Institutional District. Community centers/parks are allowed
in this District as a conditional use. A conditional use permit was approved for
development of the existing use in July 1992. The proposal to construct an additional
building on the property requires processing of an amended CUP for expansion of the use
and building materials.
Exhibits:
A. Site Location
B. Site Plan
C. Building Elevations
ANALYSIS
Zoning. The subject site is zoned INS, Institutional District. Community play fields are
allowed in this District by CUP. A CUP for development of the park was originally
approved in 13 July 1992. Further development of the park beyond what was approved
with the original site plan requires amendment of the existing CUP.
Use. The applicant is proposing to construct a 26 -foot by 60 -foot storage building. The
building is intended to provide additional storage space for sports equipment and
maintenance equipment. Storage of materials other than those related to the approved
use of the property should be prohibited.
Location. This building is to be located to the north of the existing shelter building. The
building is approximately 120 feet from Quaday Avenue, which exceeds the minimum
setback requirement of 65 feet. The only issue with the location of the storage building
is that is encroaches into the northwest soccer field. Ata minimum, any buildings should
be 50 feet away from any sports activities. We would recommend that the storage building
location be revised such that it does not impact the soccer fields and proper spacing is
provided. There may be an opportunity to locate the proposed storage building south of
the community center building.
Building materials. The proposed building has vertical -grooved wood siding and asphalt
shingles consistent with the construction of the existing buildings on the property. No color
for the building has been proposed. A color consistent with that of the existing buildings
should be required. Section 20-17-4.B.1 limits the use of wood siding on buildings within
the INS District to not more than 10 percent of any wall. Section 20-17-4.0 allows for
exception to the building material requirements with a CUP, 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.
According to the Building Official, this type of siding is common for residential buildings.
The siding is generally durable if maintained properly, including staining. Again, the siding
of this building is intended to match the existing buildings as required for accessory
buildings. In that it is consistent with the existing buildings and that the Comprehensive
Plan anticipates long-term redevelopment of the property with medium-high density uses,
the proposed wood siding may be appropriate.
Building height. Buildings within the INS District are limited to a maximum height of three
stories or 40 feet. The proposed storage building is a one-story structure with a measured
height of 12 feet.
Outdoor storage. There currently is an area of outdoor storage on the property that
includes not only sporting goods, but a semi -trailer and other materials. Outside storage
is not allowed, especially for items not related to the approved use of the property. The
proposed building should be sized to accommodate all of the on-site storage needs such
that all outdoor storage is eliminated.
2
Fence. The site plan shows the construction of a "privacy fence" from the west edge of
the existing shelter building to the west edge of the proposed storage building. Again, no
outdoor storage will be allowed, so this fence may not be used to screen such arr.area.
Construction of the fence requires a separate building permit.
Trash. Section 20-16-5 of the Zoning Ordinance requires that trash containers be stored
with buildings or otherwise fully screened within an enclosure. The City should require
compliance with this standard as a condition of CUP approval.
Lighting. The site plan and building elevations do not show any exterior light fixtures.
Any fixtures that are to be installed for security purposes must be hooded with a horizontal
cut-off to minimize glare.
Criteria. Consideration of the CUP amendment application is subject to the criteria
outlined in Section 20-4-2.17 of the Zoning Ordinance. In evaluating the expansion and
building material requests, the Planning Commission and City Council are to base their
decision upon, but not limited to, the following factors:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment. The subject parcel is planned for future redevelopment with medium-high
density land uses. In the interim, the Comprehensive Plan guides a continuation of
existing land uses under the present INS Zoning. The City's Parks and Trails Plan
acknowledges the importance of the play field as part of the overall park system.
As such, accommodating the continuation of the use with the addition of a storage
building is appropriate.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The area surrounding the property is planned for agriculture, medium-
high density residential and commercial land uses. Park facilities are generally
compatible with the intensity of land uses existing or planned to occur 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 proposed use does and is required to conform with all applicable
performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The addition of a storage building will have a positive impact to the
property and the surrounding area by eliminating existing outdoor storage, which is
unsightly.
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 proposed use is not anticipated to effect traffic generation.
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.
CONCLUSION
The proposed construction of a new storage building at the VFW's Veterans Memorial
Park is positive in that it will eliminate existing outdoors storage concerns. The only issue
with the building is its proposed location, which encroaches onto one of the soccer fields.
If the site plan is revised to locate the building such that it does not reduce the playing
area, we would recommend approval of an amended CUP, subject to the following
additional conditions:
1. Use of the storage building is limited those items incidental or accessory to the
allowed use of the property.
2. Outside storage is prohibited and existing outside storage will be eliminated no later
than three (3) months from the date this permit is approved.
3. The storage building is located such that it does not encroach onto play fields and
is to be setback at least 50 feet from any play fields.
4. Trash containers are stored within a building or an enclosure approved by City staff.
5. Any exterior light fixtures are to be hooded with a 90 -degree horizontal cut-off,
subject to review and approval of City Staff.
6. All conditions imposed as part of the 13 July 1992 CUP remain in effect.
7. Comments of other City staff.
4
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Frank Scharber, VFW
N/. C
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ALL DIMENSIONS AND CONDITIONS AND Be RESPONSIBLE FOR THE SAME. THESE
UES"S. CONCEPTS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE AND AS
SUCN REMAIN THE EXCLUSIVE PROPERTY OF ELK RIVER/ROGERS VFW POST 5518
AND ARE N0I f0 BE COPIED WITHOUT THE WRITTEN CONSENT OF ELK RIVER/ROGERS
VFW POST 55,
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PLAN VIEW
FRONT ELEV.
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SHALL APPLY
ELK RIVER/ROGERS
VFW POST 5518
ELK RIVER, MINNESOTA
SE - I. p' REVISION
BY DATE
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TITLE GARAGE
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VFW SOCCER COUPLEX
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