ITEM 3.1TPC
The Planning Company
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 1 September 2017
ACTION DATE: 6 October 2017
RE: Otsego — Davis Mississippi Coves; Lenz PUD -CUP
TPC FILE: 101.01
BACKGROUND
Mr. John Lenz owns the lot and single family dwelling at 9568 Nantucket Avenue, which is
within the Davis Mississippi Coves subdivision. Mr. Lenz also owns nine outlots within Davis
Mississippi Coves and an abutting 5.58 acre parcel to the east that is not included within the
Davis Mississippi Coves plat. Mr. Lenz is proposing to construct a new 2,400 square foot
detached accessory building upon the lot, to the south of the existing single family home.
There are two existing detached accessory buildings upon the lot with a total combined area of
7,600 square feet.
The subject site is 4.56 acres in area and is zoned R -C, Residential Rural Cluster District. Section
20-18-2.C.6 of the Zoning Ordinance allows up to two detached accessory buildings with a total
area of 2,000 square feet to be constructed upon the lot. The construction of an additional
detached accessory building would exceed the both the number and area allowances of the
Zoning Ordinance. Mr. Lenz is requesting approval of the proposed detached accessory
building as a Planned Unit Development -Conditional Use Permit (PUD -CUP). A public hearing
to consider the application has been noticed for the Planning Commission meeting on Tuesday,
5 September 2017 at 7:OOPM.
Exhibits:
• Site Location Map
ANALYSIS
The applicant's property is developed with a single family home and two detached accessory
buildings. The house was constructed on the subject site after the subdivision of Davis
Mississippi Coves, whereas the two detached accessory buildings were originally related to the
single family home on the lot west of the subject site (formerly owned by the applicant). The
approval of Davis Mississippi Coves included a PUD -CUP allowing for the subject site and the lot
to the west to exceed the maximum 2.5 acre area for lots within the R -C, Rural Residential
Cluster District and to be platted as flag lots due to the shape of the original parent parcel (also
owned by the applicant) and location of the existing house and two detached accessory
buildings. The applicant's total land holdings are as follows:
Parcel
Area
Zoning
Use
118-242-005020
4.56ac.
R -C
Single family lot
118-010-085150
5.58ac.
A-1
Undeveloped lot
118-242-000020
2.29ac.
R -C
Outlot; permanent open space
118-242-000030
3.05ac.
R -C
Outlot; future single family lots (3)
118-242-000040
6.46ac.
R -C
Outlot; permanent open space
118-242-000050
3.97ac.
R -C
Outlot; future single family lots (4)
118-242-000060
3.20ac.
R -C
Outlot; future single family lots (3)
118-242-000070
2.10ac.
R -C
Outlot; permanent open space
118-242-000080
2.56ac.
R -C
Outlot; permanent open space
118-242-000090
2.69ac.
R -C
Outlot; permanent open space
118-242-000100
2.01ac.
R -C
Outlot; future single family lots (2)
The abutting 5.58 acre parcel would be allowed one or two detached accessory buildings with a
total area of up to 3,500 square feet. Within the single family lots to be divided from outlots
platted with Davis Mississippi Coves for future development, a minimum of 12 detached
accessory buildings with an area of 1,000 square feet could be built, and up to seven of these
lots would be allowed detached accessory building area of up to 1,500 square feet per lot based
on their area being greater than 1.01 acres. The total potential number of detached accessory
buildings and total area of detached accessory buildings that could be built within the
applicant's land holdings is 23 buildings and 21,405 square feet.
To allow for construction of a third detached accessory building with an area of 2,400 square
feet and total area of all detached accessory buildings of 10,000 square feet on the subject site,
it would be necessary to restrict the number and area of detached accessory buildings that
could be built in the future on the single family lots to be subdivided from the Davis Mississippi
Cove outlots to one structure not to exceed 1,081 square feet. City staff would further
recommend that the abutting A-1 District parcel to the east be restricted from construction of
any detached accessory buildings larger than 200 square feet, essentially transferring the
allowed building area to the subject site. The cumulative number of detached accessory
buildings within the applicant's land holdings upon future subdivision would be limited to 15
with a maximum area of 22,000 square feet, including the two existing buildings.
2
The Planning Commission's consideration of the request is to be based upon, but not limited to,
the criteria outlined in Section 20-4-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject site is designated for rural residential land uses within the Rural
Residential Preserve Area designated by the 2012 Comprehensive Plan. The Rural
Residential Preserve policies of the Comprehensive Plan is implemented by the R -C,
Residential Rural Cluster Preservation District of the Zoning Ordinance. The purpose of
the R -C District is preservation of contiguous common open spaces for scenic enjoyment,
recreational use, and rural identity, which includes specific standards for detached
accessory buildings limiting their area and requiring they be located adjacent to the
principal uses to preserve visual open spaces in comparison to the standards for
detached accessory buildings within agricultural zoning districts.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is included within the Davis Mississippi Coves rural cluster
subdivision approved with a lot configuration and area not typical of lots within the R -C
District. West of the subject site is lot similar in configuration and area as the subject
site, to the east is an undevevloped parcel encumbered by Otsego Creek, and to the
south is a permanent open space outlot that separates the subject site from existing
rural residential uses to the south. The request related to allowance of detached
accessory buildings for the subject site will not cause compatibility issues with
surrounding properties based upon the unique location and configuration of the subject
site.
The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The applicant's request is essentially to cluster the allowed detached
accessory building area within the lots and potential future lots into a detached
accessory building constructed upon the subject site. Section 20-61-1.E of the Zoning
Ordinance states that creative application of performance standards applicable to
development within the R -C District is to be encouraged, while preserving its purpose
and intent.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The request will not result in additional traffic generation greater than
anticipated for a single family lot.
3
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The request will not affect the City's service capacities.
RECOMMENDATION
Our office recommends approval of the requested PUD -CUP as outlined below based on the
character of the subject site and allowing for creative implementation of performance
standards for unique development proposals within R -C District neighborhoods.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD -CUP for Lot 2, Block 5 Davis Mississippi Cove
subject to the following conditions:
PID 118-242-005020 shall be limited to the two existing detached accessory
buildings and construction of one additional detached accessory building; the
total area of all detached accessory buildings shall not exceed 10,000 square
feet.
2. Construction of detached accessory buildings within Outlots C, E, F, and J, or as
may be further subdivided, shall be limited to the following:
a. Number of buildings greater than 200 square feet: 1
b. Maximum area of any detached accessory building greater than 200 square
feet in area: 1,081 square feet
3. PID 118-010-85150 shall be prohibited from construction of any detached
accessory buildings other than one structure not to exceed 200 square feet.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
M
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