HomeMy WebLinkAbout2013-03-12 PACKET 05.A.Cottage
� Grove
h ere Pride and V'05perity Meet
TO: Advisory Committee on Historic Preservation
FROM: John M. Burbank, Senior Planner
DATE: March 8. 2013
RE: Historic Places CUP -7310 Lamar Avenue
Discussion
Wayne and Angela Butt have submitted another request to the ACHP for the review of a
Certificate of Appropriateness in relation to a Historic Places Conditional Use Permit
( HPCUP) as regulated by City Code Title 11- 9H -4(3). The ordinance criteria are attached.
Also included is City Code Title 9 -9 -6, which regulates alternatives for historic sites.
The proposal to be covered by the HPCUP is for the property to be used as a wedding and
event venue, similar to what was recently approved for Hope Glen Farm. A copy of the
pre - application material for Planning Commission review is attached.
Recommendation
Review the HPCUP request and make a recommendation to the City Council on a
certificate of appropriateness.
cilry of
Cotta Grove
fvlimesolG
Community Development Department
7516 80th Street South
Cottage Grove, MN 55016
wm cottage -grove Orp
PLANNING APPLICATION
Nanning Division
Telephone 651- 458 -2827
Fax: 651 -458 -2881
E -Mail• lannin cotta es rove:or
Applicant
Contact Name (Itaiffere6[)
Wayne A Angela Butt
� ddress
E -Mall Address
7310 Lamar Avenue South
Wa ne.A.Butt
Y @grrtail.com
Preferred Telephone Number
-
Paz
651 -283 -9728
er -
Contact Name (ifditfere-
Angela Butt
ss
E -Mail Address
[7310
ar Avenue South
Wayne,A.Butt @ghlall,con
phone NLlmber
Fax
9728
Property Address /Loeaton Property Identification Number
7310 Lamar Avenue South 12.027.2.1.23.0021
Leal DescrEption
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Sb BLK 366FfTO W LN 50 BLK THN$LV ALG 55 W LN 191,1FITT0_ INTER %MYH LN BRWN PARC WITI{
SO S LN.pLKG 2
jjpLof A"' `licationi 'check all that apply to our proposal
MigorSubdivision _ $300 +$2,b00escrow, Conditional Use Permit (commercial)$400 +$4,000escrow
Preliminary Plat $15, - - - - -- - --
ry .$400 + 000 escrow Conditional Use Permit (residential) -$d00 +$1,000 escrow
Final Plat $2D0
_
Interim Conditional Use Permit $30D (anquahy)
Site Plan Rgylew $300 + $5,060 escrow
Variance (pre - construction) $20b
Comprehensive Plan Amen,lment $600
Variance.(post -co tstrudion) $8D0
Zoning Amenclml i $600
Right -of WaylEasement Vacation $30b
DeScriptlon df Proposal pf nore space.ls needed, leased c a eater describin - - `
. p na,h l g your request); -
Please Bee attachment:
AcknoWleddment and Siiinattim By submitting this signed application, the:applicantand ptoperty aWner agree to provide , the City withail
necessary infer mation including plans, surveys drawings, and other materials necessary to process and this
:examine request. The
applicant,and property owner also agree to pay ah'fass and escrows at the time of application and again whenever accounts are deficient.
The applicant and property owner also agree to allow City staff, City Council, and
Planning Commission Members access to the property
Where the tannin considetation is being re uested:
Sagnatu a of A tic Signature of P' a caner:
Date: — °ate — av 3 Pate:
Date Application Received: Date Application Accepted: By:
Case Numbers ); . Amount Received: sy.
Description of Proposal:
Wayne and Angela Butt, 7310 Lamar Avenue South, Cottage Grove, MN
We purchased the farmstead property AS -IS in February of 2010. Prior to purchasing the property we
wanted to make sure that we would be able to fix up the 1850's Italianate house that is on the historical
registry. We met with the City's Advisory Committee on Historic Preservation along with John Burbank;
we presented them with our proposed plans for the house, and they were approved by the City Council
in early 2010.
It was our dream to move forward right away in starting the construction on the home. We soon
started working with our credit union to get a loan approved; Wayne met with the board and they gave
us a to -do list which we completed. We then ran into the problem finding comps for the appraisal as we
have "a unique property ".
In June of 2010 a wind storm came through causing damage to the buildings. We obtained insurance
money which we used in residing the barn and installing new windows, doors and garage doors. Three
years later, we still have not been able to obtain monies to fix up our farm.
We would like to use the property, to include all of the buildings, for unlimited weddings, anniversaries,
receptions, graduations, events, overnight rooms, and meetings or conferences. We would also like to
reserve the right, for future use, to use the property for professional office use, museum, art gallery,
antique shop, craft boutique, site tours, limited retail activities, class one restaurant, catering center,
bed and breakfast or other uses deemed similar.
By using the property to generate income, it will help to increase the necessary revenue to maintain our
historic property. Wayne is working a full time job and the historic property venture will be Angi's job as
she was laid off in August 2010.
Our plan for the property is to have weddings, receptions, events, meetings, and conferences in the
barn. We would also have outdoor weddings, receptions, and events located on the north side of the
house and /or on the east side in front of the barn in which we may have to put up tents and will have to
set up chairs. The bride and brides' maids would have access to a bedroom in the house to get ready for
the wedding and the groom and groomsmen would have access to another bedroom in the house to get
ready. The wedding party would also have access to a bathroom when needed while in the house. We
will have porta potties available on the property for use. The bride and groom will be responsible for
providing decorations, dishes, glasses, flatware, tables and chair, and linens. They will also be
responsible to bring in a caterer, DJ, bartender, and security. We are going to put decks on the north,
south and east sides of the barn; the north deck will have an ADA accessible ramp.
We plan to add bathrooms in the upper bump out portion of the barn and convert the current pump
house to an outdoor bathroom for use in the summer. In the lower area of the bump out portion of the
barn we would like to put in a stainless steel kitchen for caterers. Generated income will be used to fix
up and maintain the property which is on the historical registry as one of the oldest houses in Minnesota
that is still being lived in, built in 1850.
Future plans are to obtain an additional 5 acres of land on the west side and put up a 400 square foot
gazebo for the bride, groom and wedding party to stand in during the ceremony. Also, we would like to
take down the current pole barn and replace it with a similar looking arched roof barn.
Access to the property would be a new class 5 driveway on the south end of the property along the tree
line. Handicap vehicles and vendors will use the existing driveway. All parking will be on the property
and the parking lot will be located behind the barn on the west side. There will be 200 parking spots
and each space will be 10ft by 20ft.
The maximum capacity in the barn is 400 people, 2 people per car, maximum of 200 cars of additional
traffic.
We will have one sign on the property that does not exceed 20 square feet and would like to request
two directional signs, one on the north end of the street and one on the south end of the street pointing
to the appropriate driveway.
We will adhere to the City noise ordinance requirements and to endure that amplified music is off by
midnight on weekends and 10 pm on weekdays.
We will obtain a liquor liscense allowing us to serve 3.2 beer and propose alcohol be permited at
approved events, subject to a display and consumption liquor lisc and meeting all requirements for that
type of use.
We plan to have the barn on its own power, septic, and well in the future.
Waste from the proposed use will be handled by a licensed rubbish contractor and in accordance with
all City ordinance criteria.
A. Will the use be inconformity with the City's Comprehensive Plan and with the purpose, intent,
and applicable standards of the Zoning Ordinance? Explain.
City Goal: Existing residential, commercial, and industrial areas will continue to be maintained
and revitalized.
City Goal: To presence and enhance the unique character of Cottage Grove.
Having weddings will allow us to generate income to update, maintain, and preserve
our historical property
Yes, the property is guided for Rural Residential. Limited commercial ventures conducted at
historic properties are allowed as conditional uses within residentially guided properties that
meet the zoning ordinance criteria.
B. The use shall be located, designed, maintained and operated to be compatible with the existing
or intended character of that zoning district in which it is located. How does the proposed use
fit these criteria?
The property is Zoned R -4, Rural Residential. Limited commercial ventures conducted at
historic properties are allowed as a conditional use within the R -4 zoning district.
C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use
on surrounding property values.
The proposed use will generate resources to allow us to make improvements to the property.
This will in turn improve or raise the surrounding property values.
D. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding
land uses due to noises, glare, smoke, dust, odor, fumes, water pollution vibration, general
unsightliness or other nuisances. Explain effects of proposed use.
We will strictly adhere to the city noise ordinance. Traffic speed will be at smph to minimize
dust and the property will kept to a high standard of cleanliness.
E. The use shall generate only minimal vehicular traffic on local streets as defined by the
Transportation Element of the Comprehensive Plan. The use shall not create traffic congestion,
unsafe access, or parking needs that will cause inconveniences to the adjoining properties.
Explain the transportation needs for the proposed use.
We are in a low traffic area so traffic congestion would not be a concern as well as easy access
to Hwy 61 and Manning Ave. All parking will be on the property and will be strictly enforced.
F. The use shall be served adequately by essential public services such as streets, police, fire
protection and utilities. Explain how the proposed use will be served.
The property runs parallel to the street and the two driveways will allow adequate access to
all public services.
G. The use shall not create excessive additional requirements as public cost for public facilities and
services and shall not be detrimental to the economic welfare of the City. Justify this statement.
All utilities are privately owned and maintained.
H. The use shall preserve and incorporate the site's important natural and scenic features into the
development of adjacent vacant land. Will these criteria be met?
Yes, the natural landscape will provide a desired view for future weddings and events. Our
goal is to keep the property picturesque to include a grass meadow for cars to park on.
The use shall cause minimal adverse environmental effects. List any effects.
Our goal is to ensure that there will be none.
The use shall not adversely affect the potential development of adjacent vacant land. List any
potential problems.
We do not foresee any future problems with the use. According to the 2030 Comprehensive
Plan the adjoining vacant land will be used as a walking trail and park.
Get Google Maps, on your phone
Tent the word "GMAPV W466453
Cottage
■ Grove Community P S Depattm_ent Planning Di vi sion
� uv ne 12800 Ravine a Parkway South Telephone 6
�'. " Cottage Grove, MN 55016 Fax: 651458-2897 ,.
Ww✓cottaoe- grove.oro - E- Mail: planninarc8cottaoe- orove.orq
CONDITIONAL USE PERMIT /INTERIM CONDITIONAL USE PER
RESPONSE TO ORDINANCE CRITERIA
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A.
Will the use be in conformity with the City's Comprehensive Plan and with the purpose, intent, and applicable W
standards of the Zoning Ordinance? EXPLAIN.
B.
The Use shall be located, designed, maintained and operated to be compatible With the existing or intended
character of that zoning district in which it is located. How does the proposed use fit these criteria?
C.
The use shall not depreciate values of surrounding property. Explain effects ofthe proposed use on
surrounding property values.
D.
The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due
to noises; glare, smoke, dust, odor, fumes, water pollution vibration, general unsightliness or other nuisances.
Explain effects of proposed use,
E
The use shall generate only minimal vehicular traffic on local streets as defined by the Transportation Element`
of the Comprehensive Plan. The use shall not create traff ic congestion unsafe access, or parking needs that
will cause inconveniences to the adjoining properties. Explain the transportation needs for the proposed use,
F.
The use shall be served adequately by essential public services such as streets, police, fire protection and
utilities. Explain hoW the proposed use will be served.
C,
The use shall not create excessive additional requirements at'publiccost for public facilities and services and
shall not be det�itriental to the economic welfare of the City, Justlfy this statem
H.
The use shall preserve and incorporate the site'simportant:natural and scenicfeatures info the development
of adjacent vacant land. Will these criteria be met?
I,
The use shall cause minimal adverse environmental effects. List any effects.
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11 -91-1-4: CONDITIONAL USES:
No structure or land shall be used for one or more of the following uses except by
conditional use permit:
Religious institutions and columbariums, including those related structures located on the
same site which are an integral part of the church proper; convents or homes related to a
religious function on the same site; provided, that no building shall be located within fifty
feet (50') of any lot line.
2.Essential service structures; provided, that no building shall be located within fifty feet (50')
of any lot line.
3.1-imited commercial ventures conducted at historic properties meeting established
performance standards of subsection A of this entry; and containing one or more of the
following uses: class 1 restaurant, catering centers, bed and breakfasts, overnight rooms,
reception facilities, meeting or conference facilities, professional office uses, museums,
art galleries, antique shops, craft boutiques, site tours, limited retail activities, or other
uses deemed similar by the director of community development.
A. Historic Property Performance Standards: In order to be considered eligible for a
historic properties conditional use permit, properties must be in conformance with the
following:
(1) The applicant demonstrates that the historic characteristics of the property cannot
be maintained reasonably and economically unless the conditional use permit is
granted.
(2) Listed on the city register of historic sites and landmarks or the national register of
historic places.
(3) The property is adequately sized to meet the proposed use.
(4) Adequately served by municipal services or a septic system with adequate capacity
for the proposed use.
(5) In conformance with all applicable building and fire codes, and ADA requirements.
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(6) In conformance with all state and county health regulations.
(7) In conformance with the city's off street parking requirements pursuant to
subsection 11 -3 -9 17 of this title, or proof of parking, if deemed reasonable by the city.
(8) Adequately situated and designed so as to not create a significant traffic impact on
adjoining public roadways, and includes safe ingress and egress to the site.
(9) The development meets all applicable setback requirements.
(10) Activity areas are appropriately screened from adjoining properties.
(11) The property and land use are adequately designed so as not to create an
adverse impact on the residential character of the surrounding area.
(12) The development meets all applicable commercial site development performance
standards.
(13) The development does not create any increase in the level of noise, air, or other
pollution which would have an adverse effect on other properties.
(14) One advertising sign not to exceed twenty (20) square feet.
(15) Site improvements meet the city's historic preservation standards and guidelines.
(16) All applications for city permits are reviewed by the advisory committee on historic
preservation, and a certificate of appropriateness is obtained for site work to
preserve, rehabilitate, restore or reconstruct historic buildings, structures,
landscapes or objects.
4.Public, private and parochial schools of all educational levels; provided, that no building
shall be located within fifty feet (50') of any lot line.
51imited use dog training facilities, subject to the following performance standards:
A. Parcels ten (10) acres or greater.
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B. No overnight boarding.
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C. Minimum setback of fifty feet (50') from all property lines for all training facility arenas
and buildings.
D. Limited hours of operation.
E. Limited number of vehicular trips equivalent to the number of trips that could be
generated if the property was developed at its maximum allowed density.
F. Noise control as regulated by local and state standards.
G. Nuisance control as regulated by local and state standards.
H. Any other reasonable standards or conditions deemed applicable by the planning
commission or city council. (Ord. 653, 2 -4 -1998; amd. Ord. 884, 10 -20 -2010; Ord. 887,
2 -16 -2011)
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9 -9 -6: ALTERATIONS TO LANDMARKS OR HISTORIC SITES; REVIEW:
A. Review And Recommendations Generally: The advisory committee on historic
preservation shall review and make recommendations to the council concerning
proposed alterations to a landmark or an historic site.
B. Building Or Land Use Permit: Every application for a building or land use permit which
may result in the alteration of a designated historic site or landmark in the city shall be
reviewed by the advisory committee on historic preservation; thereafter, the committee
shall make a recommendation and may recommend conditions regarding approval to the
city council concerning the proposed permit. No permit will be issued by the city building
official unless a certificate of appropriateness has been granted by the city council. This
certificate may contain conditions of approval that the council deems reasonable and
appropriate.
C. Plats, Variances Or Conditional Uses: Every application for a preliminary or final plat,
variance or conditional use permit in relation to a designated historic site or landmark in
the city shall be reviewed by the advisory committee on historic preservation, and their
recommendation shall be forwarded to the planning commission and to the city council to
be considered by the planning commission in making their recommendation to the
council.
D. Other Building Permits: The advisory committee on historic preservation shall review and
make recommendations to the council concerning the issuance of city permits to do any
of the following in an historic district in the city:
1. New construction.
2. Move a building.
3. Excavation.
4. Demolition.
E. Factors Considered: The advisory committee on historic preservation, upon receipt of the
permit application and plans, shall determine if the work to be performed adversely
affects the designated historic site or landmark. In determining whether or not there is an
adverse effect to the historic site or landmark, the committee shall consider the following
factors:
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Whether the work will significantly alter the appearance of the building or structure so
as to remove the features which distinguish the historic site or landmark as a
significant cultural resource.
2. Whether the use of the property will destroy, disturb or endanger a known or
suspected archaeological feature site.
F. Standards And Guidelines: The comprehensive cultural resource management plan
adopted by the city shall be the authoritative guide to reviewing permits in relation to
designated historic sites, landmarks and historic districts. The secretary of the interior's
"Standards And Guidelines For Archaeology And Historic Preservation" shall be the
required basis for permit review decisions.
G. Appeals: Any party aggrieved by a decision of the advisory committee on historic
preservation shall, within ten (10) days of the committee's action approving or denying
certificate of appropriateness, have a right to appeal such decision to the city council.
The advisory committee on historic preservation in denying a certificate of
appropriateness, shall advise the applicant of his /her right to appeal to the city council.
The aggrieved party shall file with the city administrator a written notice requesting
council review of the action taken by the advisory committee on historic preservation.
Upon receipt of the notice, the city administrator shall transmit one copy to the advisory
committee on historic preservation. (1971 Code § 13A -7)
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