ITEM 3.1TPC
The Planning Company
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
PLANNING REPORT -addendum
TO:
FROM:
REPORT DATE:
ACTION DATE:
RE:
TPC FILE:
BACKGROUND
Otsego Planning Commission
D. Daniel Licht, AICP
15 September 2017
6 October 2017
Otsego — Davis Mississippi Coves; Lenz PUD -CUP
101.01
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. 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 was opened at the Planning Commission
meeting on Tuesday, 5 September 2017 at 7:OOPM. The Planning Commission tabled
discussion of the application requesting City staff provide alternatives for allowing the proposed
detached accessory building.
Exhibits:
• Site Location Map (2 sheets)
ANALYSIS
Subject Site. 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)
Allowed Accessory Buildings. Under Section 20-18-2.13 of the Zoning Ordinance, the following
detached accessory buildings are allowed for the applicant's lot upon which his current single
family house is built and the abutting A-1 District parcel to the east:
Single Family Lot: Two detached accessory buildings with no building larger than
1,500 square feet and a total combined area not to exceed 2,000 square feet.
■ A-1 District Parcel: Two detached accessory buildings with a total combined area not
to exceed 3,500 square feet.
■ Combined Parcel. The applicant has indicated that he would like to combine the single
family lot, the A-1 District parcel as well as one of the existing outlots with a total area
of 12.7 acres:
o If the combined parcel is zoned R -C District, two detached accessory buildings
with no building larger than 1,500 square feet and a total combined area not to
exceed 2,000 square feet is allowed.
2
o Under A-1 District zoning, two detached accessory buildings with a total
combined area not to exceed 6,000 square feet is allowed.
The applicant is proposing to have three detached accessory buildings with a total area of
10,000 square feet. The proposed detached accessory building is to be 2,400 square feet and
the two existing detached accessory buildings on the single family lot have a total combined
area of 7,600 square feet. These two existing detached accessory buildings were constructed
prior to rezoning of the subject site to R -C District and platting of Davis Mississippi Coves. The
two existing detached accessory buildings exceed the allowed area for detached accessory
buildings under the R -C District and would be non -conforming uses. The applicant request for a
PUD -CUP is essentially to make the two existing detached accessory buildings conforming
structures and to allow the 3,500 square foot structure permitted on the A-1 District parcel to
be built on the subject site as construction of the proposed detached accessory building would
not otherwise be allowed by the Zoning Ordinance, primarily because of the two existing
detached accessory buildings.
Criteria. 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.
3. 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 their single family lot. 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.
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:
1. 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. PID 118-010-85150 shall be combined with Lot 2, Block 5 Davis Mississippi Cove.
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.
rd
Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
John Lenz
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