ITEM 3.2ITEM 3_2
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPC6_D Plan ningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego —
REPORT DATE: 15 April 2016
ACTION DATE:
TPC FILE: 101.02
BACKGROUND
Mr. Travis Glanzer has submitted plans for development of Outlot A, Vintage Golf Course with
an extended stay hotel use. The 1.0 acre parcel is located northeast of the Vintage Golf
Course clubhouse building and north of the golf course maintenance building. The proposed
use is being reviewed as a concept plan in accordance with Section 20-36-4.0 of the Zoning
Ordinance to provide comment to the developer as to the acceptability of the land use. The
City requires that concept plan reviews include a public hearing before the Planning
Commission so that surrounding property owners have an opportunity to be informed about
the project and ask questions or provide comment. A public hearing to consider the submitted
plans has been noticed for the Planning Commission meeting on 18 April 2016 at 7:OOPM.
Concept plan reviews do not convey entitlements and are non-binding upon the City. If the
developer elects to proceed with the project, they will need to submit application for
development stage applications.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Building Elevations
D.
Floor Plans
ANALYSIS
Outlot A. Outlots are established for a variety of reasons including remnant parcels too small
to develop, parcels reserved for future phases of development, or parcels deemed unbuildable
due to wetlands, stormwater basins, steep slopes, or development restrictions. The original
developer of Vintage Golf proposed that the subject site may be developed with a bed and
breakfast use. As there were no plans for the bed and breakfast use submitted at the time the
property developed with the Vintage Golf Course clubhouse was approved, the City required
the property to be platted as an outlot reserved for potential future use. The developer will
need to provide title information as part of any development stage application indicating the
ability for the subject site to be developed with the proposed use.
Comprehensive Plan. The Comprehensive Plan guides the subject site for rural residential land
uses encouraging development of single family dwellings and preservation of permanent open
space to maintain a rural character. Vintage Golf Course and the single family homes platted as
Grenins Mississippi Hills on the east and west sides of the golf course were approved as a rural
open space cluster subdivision with the golf course developed as the permanent open space.
At the time Vintage Golf Course was developed, a bed and breakfast use was suggested
adjacent to the clubhouse and maintenance facilities as being related to the recreation and
tourist elements of the golf course. The Planning Commission is asked to comment on the
current proposal for an extended stay hotel if such a use (and the intensity of the proposed use)
is consistent with the Comprehensive Plan for the Rural Residential Preserve Area.
Zoning. The subject site is zoned R -C, Residential Rural Cluster Open Space District. The R -C
District does not allow for bed and breakfast or other lodging facilities. Consideration of a
development stage application for the proposed extended stay hotel would require application
either to amend the Zoning Ordinance to allow for commercial lodging facilities within the R -C
District or for a Zoning Map amendment to rezone the subject site to PUD District to allow the
proposed use of the subject site based on specific site and building plans.
Discussions at the time the Vintage Golf Course facilities were being developed in 1999 were
that the subject site would be developed as a bed and breakfast facility. The developer's
proposal is for an extended stay hotel. There are fourteen units within the proposed building
consisting of eight units with one bedroom and six units with two bedrooms. Each unit
includes a kitchen and there are no commercial kitchen facilities. There is also a common
room, exercise room and storage lockers. The principal building includes 4 single stall attached
garages and there are two detached structures with 11 garage stalls. The owner of the facility
would be required to maintain the property as a commercial use, which would require a license
from the Minnesota Department of Health (MDH). The MDH defines and licenses the following
types of commercial lodging facilities:
■ Bed & Breakfast. Owner occupied establishments which offer lodging and breakfast,
without a limitation on the number of rooms offered. If breakfast is offered to more
than 10 persons, a commercial kitchen is required.
2
Hotel or Motel. A building, structure, enclosure, or any part thereof used as,
maintained as, advertised as, or held out to be a place where sleeping accommodations
are furnished to the public and furnishing accommodations for periods of less than one
week.
Lodging establishment. A building, structure, enclosure, or any part thereof used as,
maintained as, advertised as, or held out to be a place where sleeping accommodations
are furnished to the public as regular roomers, for periods of one week or more, and
having five or more beds to let to the public.
The primary distinction between the bed and breakfast concept originally discussed and the
proposed lodging establishment would be owner occupancy of a bed and breakfast. The
submitted floor plans do not show that the proposed lodging facility would have on-site staff
either as no office or customer service desk in the lobby is indicated.
Surrounding Land Uses. The table below summarizes the existing and planned land uses
adjacent to the subject site. There is a potential compatibility issue between the subject site
and existing single family homes to the north and east. If the land use is considered
acceptable, attention must be given in the site design to minimizing potential impacts between
the subject site and adjacent single family uses through the site plan and compliance with
performance standards. If developed appropriately, the subject site may provide a desirable
transition and buffer between the Vintage Golf Course clubhouse and maintenance facility and
the adjacent single family homes.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Rural Residential
R -C District
Single Family
East
LD Residential
R-3 District
Single Family
South
Rural Residential
R -C District
Vintage Golf clubhouse/maintenance
West
Rural Residential
R -C District
Golf course/open space
Building Design. The principal building is oriented and the floor plan designed so that each of
the 14 units faces west with a view of the golf course. The units on the first floor would have
walkout patios but no decks are shown for the units on the second and third floor The
developer has provided a proposed exterior elevation of the proposed principal building. No
plans have been provided for the two detached garage structures shown on the concept plan,
which will be required to be submitted with a development stage plan. No exterior materials
are identified on the building elevations. The proposed building should be designed with an
appearance and use high-quality materials consistent with a residential use and compatible
with surrounding buildings. The R -C District allows principal buildings to be constructed to a
height of 2.5 stories or 45 feet. The proposed building is three stories with a height defined by
the Zoning Ordinance of 32 feet to the mid -point of the pitched roof. The three story height of
the building is greater than that of the single story buildings for Vintage Golf and the adjacent
single family homes. The bulk of the proposed building with the additional third story may not
be deemed to be consistent with character of the surrounding buildings in the area.
Landscaping. No landscaping is illustrated on the submitted concept plan. Section 20-19-2.13
requires installation of landscaping within subject site as part of a development stage plan.
Specific attention should be given to developing a landscape plan that provides a substantial
year-round screening effect to the north and east of the subject site as a buffer for the adjacent
single family homes. Landscaping should also be provided to separate the Vintage Golf Course
facilities from the subject site visually.
Lot Requirements. The R -C District requires a minimum lot area of one acre, which is the area
of the subject site. The R -C District requires all lots have a minimum width of 100 feet
measured at the front setback line from public streets However, the subject site does not have
100 feet of frontage to a public street as approved under the Vintage Golf Course PUD -CUP and
so this requirement is not applicable. Also based on the lack of a defined front lot line, the
standard front, side and rear yard setbacks for the subject site cannot be applied to the subject
site. The principal building is setback 42 feet from the nearest residential property line to the
north, and the closest residential property line to detached garages is the east property line
where a 20 foot setback has been provided on the concept plan. The setbacks shown on the
are intended to maximize the separation of the proposed buildings from the single family
homes to the north and east in consideration of the standard R -C District setbacks shown
below:
Yard Min. Setback
Front
35ft.
Side
15ft,
Rear
50ft.
Access. The concept plan indicates that access to the subject site is to be provided from CSAH
39 through the Vintage Golf Course parking lot. The developer must provide documentation of
the ingress/egress easement as part of a development stage plan. The shared access through
the Vintage Golf Course parking lot is consistent with the 1999 approvals for the Vintage Golf
Course plat so that any potential use of Outlot A did not rely on access from adjacent local
residential streets at the northeast corner of the subject site.
Off -Street Parking. Section 20-21-9 of the Zoning Ordinance requires lodging facilities to
provide one off-street parking stall per unit plus one additional stall for each 10 units. A total
of 16 stalls must be provided for the proposed use as required by the Zoning Ordinance. The
site plan identifies 13 surface parking stalls and 15 garage parking stalls, which exceeds the
requirements of the Zoning Ordinance. The parking stalls are required to be 9 feet by 20 feet
in dimension accessed by 24 foot wide drive aisles. The parking area is also required to be
surfaced with asphalt or concrete and surrounded by concrete curb and gutter.
4
Exterior Lighting. The submitted plans do not include exterior lighting. A development stage
application must include a photometric lighting plan indicating the location of all exterior light
fixtures and illustrating the intensity of the lighting upon the site. All exterior lighting must
comply with Section 20-16-6 of the Zoning Ordinance.
Utilities. The subject site has access to sanitary sewer services that was extended to the single
family homes on the east side of Grenins Mississippi Hills via a small lift station located at the
northwest corner of the subject site. The subject site has been assessed for availability of the
sanitary sewer utilities but would be subject to sewer connection fees based on the City's
current fee schedule at the time a building permit is issued. There is an easement along the
north line of the subject site providing City access to the lift station. The site plan provides for a
driveway access to the lift station from the parking lot of the proposed use. The alternative lift
station access allows for vacation of the existing access easement and the yard between the
subject site and single family home could be restored and landscaped. Water, including fire
service, will need to be provided via an on-site individual well. A development stage
application must include utility plans for connection to sanitary sewer and provision of a well
with adequate water service for the proposed facility. All utility issues are subject to review
and approval of the City Engineer.
Grading Plan. No grading plan has been submitted as part of the concept plan application. A
grading plan will be required as part of a development stage application to identify existing and
proposed topography of the site, the ground floor elevation of the proposed buildings relative
to known ground water and adjacent streets, and storm water management. All grading,
drainage, and erosion control issues are subject to review and approval of the City Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires that 10 -foot wide drainage
and utility easements be provided at the perimeter of all platted lots and over wetlands and
storm water basins. The easements may overlay side lot lines abutting other platted lots. Ten
foot wide perimeter drainage and utility easements are shown on the concept plan. All
drainage and utility easements are subject to review and approval of the City Engineer.
Park Dedication. Platting Outlot A for development triggers park dedication requirements
established in Section 20-7-18 of the Subdivision Ordinance. The 2012 Comprehensive Plan
does not identify a need to acquire additional public park land in the area of the subject site.
As such, park and trail dedication requirements would be satisfied as a cash fee in lieu of land at
the time of final plat approval based on the City's current fee schedule.
RECOMMENDATION
The acceptability of a proposed land use to be developed through amendment of the Zoning
Ordinance or establishment of a PUD District is a policy decision to be made by the Planning
Commission. The proposed use is a substantial change to a more intensive land use than was
discussed in 1999 when the Vintage Golf Course facilities were approved and developed.
Comments on the acceptability of the proposed land use should focus specifically on
consistency with the land uses intended by the Comprehensive Plan within the Rural
Residential Preserve Area implemented by the R -C District and compatibility with the character
of surrounding land uses.
POSSIBLE ACTIONS
A. Motion to provide the developer favorable comment regarding the proposed concept
plan, subject to the following stipulations:
1. The proposed development requires application for the following approvals:
Rezoning to PUD District.
b. PUD Development Stage Plan
C. Preliminary and final plat.
d. Vacation of existing drainage and utility easements.
The principal building and accessory buildings shall use exterior materials of
brick, stone, and/or cement or compressed wood fiberboard consistent that of a
residential structure.
3. The height of the principal building shall comply with the height limits of the R -C
District.
4. A landscape plan shall be submitted that provides for an effective year round
screen and buffer along the north and east property lines.
5. The developer shall provide documentation of the ingress/egress easement
across Lot 1, Block 1, Vintage Golf Course.
All off street parking areas shall comply with Section 21 of the Zoning Ordinance.
7. Exterior lighting shall comply with Section 20-16-6 of the Zoning Ordinance.
8. All utility issues are subject to review and approval of the City Engineer; the
developer shall be required to pay sewer connection charges when a building
permit is issued in accordance with the City's fee schedule in effect at that time.
All grading, drainage and erosion control issues are subject to review and
approval of the City Engineer.
10. All easements are subject to review and approval of the City Engineer.
Motion to provide comment that the proposed concept plan is not consistent with the
2012 Comprehensive Plan for development within the Rural Residential Preserve.
C. Motion to table.
Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Travis Glanzer
Outlot A, Vintage Golf Course
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