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Home My WebLink About2013-08-14 PACKET 08.B.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 8/14/13 �. . PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR **************************************�***�***** COUNCIL ACTION REQUEST Consider approving a conditional use permit to allow a 520 square foot accessory structure in addition to the existing 2,480 square foot accessory structure located at 6192 65th Street. STAFF RECOMMENDATION: Adopt the resolution approving the conditional use permit allowing a 520 square foot accessory structure at 6192 65th Street South. BUDGET IMPLICATION: $N/A BUDGETED AMOUNT $N/A N/A ACTUAL AMOUNT FUNDING SOURCE ADVISORY COMMISSION ACTION: DATE � PLANNING 7/22/13 ❑ PUBLIC SAFETY ❑ PUBLIC WORKS ❑ PARKS AND RECREATION ❑ HUMAN SERVICES/RIGHTS ❑ ECONOMIC DEV. AUTHORITY ❑ REVIEWED ❑ ❑ ❑ ❑ ❑ ❑ ❑ APPROVED � ❑ ❑ ❑ ❑ ❑ ❑ DENIED ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTING DOCUMENTS: � MEMO/LETTER: Memo from John M. Burbank dated 8/8/13 � RESOLUTION: Draft ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Excerpt from unapproved minutes of 7/22/13 Planning Commission meeting ��►I ► :� •: •►1►1_l � �� ity Administrator Date ***��****�*�******�**�************************** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage J Grove � Pride andPrOSPerity Meet TO: Mayor and Members of the City Council Ryan Schroeder, City Administrator FROM: John M. Burbank, Senior Planner DATE: August 8, 2013 RE: Leicht Conditional Use Permit -Oversized Accessory Structure Proposal Richard Leicht applied for a conditional use permit to allow a 1,000 square foot accessory structure in addition to the existing 2,480 square foot accessory structure located at 6192 65th Street South. Location Map Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 2 of 9 � �' I 130' � , . ��. i i, ; 2' . � 7' ..� . __ _. _g3�� 40 � 26' _ �62 , _ �_ � 68' W � — —• i 26' � HOUSE � �. I —� � I� �y �� I zoo� Proposed Accessory Structure Site Detail �.� �' �� a:; �r� � _ r�9�jC� , (r � q �� •:-1 ' .� � � J : \-;• �.. � t. : �,`' �4 b�l: ��.1� � + � �:.,�• fi i er�i> F � t 'r � ! ;��4�{S�+ Y 1 �: � �'-� - i �� +� }� � � �� ; � � � K�� r � y. � � } �q �'�� ( �� : ir� ._�,��`, '� y �.}� �.,� 4I r� J y t:. . . � � ,� � � � . � ,.�� } � � ;- 44 �"�..t� i .��)� i ,, ` 1'i4�� 44� �� ►�t `14'Yr•, � � �� °�' �, �rr � � 4 y .',. s t�i , h'' t "�' ., .�'c . � 11� � . `� �. i�` ti ' r� �6.' , '?�t 4 ��.� -� ' i�1 y; �� `A+�''.,�;e," ,.?�� .� v' y ''�.. 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' �'.. . � � � r � J1 � �t .i �f _ r . > w t � ` , � � ��'�.; lj � ��.`� � � -�� . - 1' .�.a ".F - r ��h�P - �{�+. �� `� _ ,, 1-1{L , � Y ' + §s,�i r .,.� r �� ♦ i 1 l �, _, 1 � '�� .{ �� ,, , S A `� � � t A i • . � + _ . 1� � . � .� ±�� - I l .t. s � ` � . py Y�.' . . 4 .f-�� , . . 1 ti � i i � t� �. � � 1� +Fk-�f�°' �� Y�� _ � � y� y{,��,,.. h } \ -�r a R, t �� , ` � � � �y � ��; 1 . y � �, L'� `� � , t: c �:�,K� �� .�... t,.. j�"'r�l .�„� � � .�r i � -��H = =ti � � � ��. � a . �1 \ r � ♦ Air Photograph — Existing Site Plan Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 3 of 9 Planning Commission The Planning Commission reviewed the application at their regularly scheduled meeting on July 22, 2013. Based on the established zoning ordinance criteria, they unanimously recommended that the City Council approve a conditional use permit to allow a 520 square foot accessory structure in addition to the existing 2,480 square foot accessory structure located at 6192 65th Street, subject to conditions. During the Commission's discussion, the question was raised about the status of the location of the property in relation to the Metropolitan Urban Service Area (MUSA) as the zoning code diffe- rentiates perFormance standards between properties within and out of the MUSA. The MUSA is defined as that area in which the Metropolitan Council ensures that regional ser- vices and facilities under its jurisdiction are provided. The graphic below is from the Metropolitan Council and identifies all properties within the current MUSA in hatched red. The yellow star identifies the applicant's property within the current MUSA boundaries. A Technical Memorandum from the City's District Representative from the Metropolitan Council is included with this report for clarification on this topic. 2030 MUSA Map Detail — Metropolitan Council Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 4 of 9 Only properties within the MUSA can develop with public utilities. Not all properties within the MUSA have utility pipes directly adjacent to their property but they have the ability to petition for the extension of those services if it is found to be cost feasible. In Cottage Grove, development costs not serving a regional benefit are borne by the developer. Planning Considerations Property Characteristics The 1.9-acre property is relatively flat and surrounded by mature trees. The adjacent properties surrounding the trees are agricultural fields and grasslands. There is a single-family home with an attached garage and a 62-foot by 40-foot detached accessory structure. The 2,213 square foot home was constructed in 1850. A historic inventory detail sheet on the home is attached to this report for reference. The site is served by private well and septic. The property surrounding is undeveloped at this time and is in agricultural production. Area Detail Map Background The Applicant constructed the existing 2,480 square foot detached accessory structure in 2003. This structure is 20 square feet below the maximum allowable square footage for accessory structures on the property. The ordinance allows for two detached accessory structures up to the 2,500 square foot maximum. During the spring of 2013, the building staff noted the construction of an addition to the accessory structure on the property without a building permit. Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 5 of 9 The new structure as it is currently constructed is 1,080 square feet. A stop work order was issued. The Applicant responded to the stop work order and worked with planning staff to determine op- tions to bring the property into compliance with the ordinance criteria. During this review it was noted that City Code Title 11-3-3E, which allows for increases in accessory structure size or height by conditional use permit, would be an appropriate section to base the review on. The ap- plicant chose to pursue this option to address the structure that is currently in excess of ordinance criteria, as it was allowed by ordinance, and the uncertainty of being able to demonstrate unique findings for the granting of a variance. Ordinance Criteria The language in City Code Title 11-3-3E is included below. E. Miscellaneous Requirements: 1. Accessory structures greater than that permitted in subsections B and D of this section may be ap- proved by conditional use permit if in compliance with section 11-2-9 of this title and the following standards are met: a. There is adequate setback, screening, or topography changes that buffer the proposed structure from adjacent public roadways or adjacent properties. b. The proposed building height or building square footage does not exceed the ordinance criteria as specified in subsection B or p of this section by more than twenty percent (20%) within the metropolitan urban service area (MUSA) and forty percent (40%) outside the MUSA. c. Setback distances are increased five feet (5') for each one foot (1') of height or one hundred (100) square feet of size increase or fraction thereof. d. If future site development renders the structure nonconforming, the building must be brought into compliance or removed as a condition of the development approval ivon-rermittea �truciure Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 6 of 9 Review of Ordinance Criteria The property, while rural in nature and position, is located within the MUSA, which caps the oversizing allowed on the site at 20 percent or 500 square feet. As noted above, the property is located within the MUSA. For clarification, the application that was submitted requests that the non MUSA increase standard of 40 percent be applied to the property due to the "rural nature" of their property. Based on designated land use and recent development related inquiries on the adjacent property it is anticipated that the rural character of this property will be nonexistent in the future. An opinion from the City Attorney on this request beyond the scope of the ordinance criteria is attached to this report. The increase from 20 percent to 40 percent oversizing is not recommended by staff. Given the noted construction without a permit and the fact that the property's location within the MUSA, it is recommended that the oversize allowance be capped at 520 square feet (500 square feet plus the 20 square foot balance) as per the ordinance criteria. This action would bring the total allowable square footage of accessory structures on the site to 3,000 square feet, which is a reasonable and generous size for residential storage purposes. The table below identifies the allowable accessory structure sizes for the different zoning districts located within the City. Property Cl�sslflcatlon (� Number II 7otal Slze AG-� — --- -- — � � �,St}d sq . it a�-2 I� z �I z.s�a 5� . r, R-1 2 I 2.506 sq . fl R-2 � 2 � 2_ODI} sq , - 11 .--- UR -- -------------- - -� i 1.?06 sq . ft R•2.5 � 1.206 sy . f1. R•2A � 7£�l Sr� ft R-2F! � 7£9 Sq �l R-2C � 7��i sq . ft. - -- ---- - ---- - — -----� -- ---- �t-1t� � � 4t0 5q ft. R•2E � n+a � n'a - R•2F � - R —� - � -- - R-3 � 1.006 Sq . il � --- =__- --- --- _° - - R�d f 2v0 tiq (t. ---- _- - -- - - R•;� an� R-a n�r�-F.tUSA, 3 a�r�;� r�r gre�le� ? 2,50n sry r� R-_° Slte pEan review 576 sq �t per u��t �t•s Sl,e p6a� review �7a sq rt per unit - _ _ _ _ _ -_ _ - - - - -- -- - PLID � 1.OD0 Sq . 11 Ail psa�ertizs meet�ng a�ncultural definitlons Unlimlte� ��J� sq tt pet acre - ------- _ _— --- _ __ _ __ Cammercial and mdustrial —� Si;e p,a€� reviesv i Slfe pl�n revsetiu Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 7 of 9 As a component of the Applicant's 1,000 square foot oversizing request, they have indicated that they have requested a condition of approval that would require that the site to be brought into conformance with the ordinance criteria upon the construction of any new single family homes within 250 feet of their site. Staff has discussed a condition of this nature and determined that enforcement of the requirement would be difficult to moniter and complete in the future and would not be a recommend course of action. The City Attorneys oppinion concurrs with the staff recommendation on this request. Should the Commission or City Council recommend establishing the maximum oversizing at 40 percent (1,000 square feet) as requested, this would require a variance from the ordinance, and a public hearing would need to be held prior to final action by the Council. Post construction va- riance application fees are $800. The applicant's response to the ordinance criteria and submitted photo exhibits are attached to this report. Based on the review of the application materials and the site, there were no findings of hardship found that could support an variance if an application were made. Land Use The land use classifications for this site and the surrounding three parcels are Low Density Residential and parks and private open space. ';��:-- -- � � � i ,�, _ . --- -- �� i ` �.; - I� L _��'_ -- �� I �� - -- � 'l � _ � _"_. .— _ _ �f� `;.. ( �'� � � 4 � f �.�,r `.-} �! t��,� � �., :� } t., � J � � � r � � +, i i � ,� : , �� I � ,� .J�✓ ' ` •,ti ? � , j+`' � � �: � �� , f . a _ ---' i 4 {,� � � I �, �4� �� ,� ' �� ;;�� _�;� �._)��. . ,.l __—_ __ -_--__—__ .�. �{ �� ` `�, � � 1 �J � ,' L- 1 � 7 � ',' �-. f i , .� �4 r "� , L• � � S� - � r �, i � � � I ' I�' �� ` � �� - �� ; ,,(�.�'-..�.�,�I ��}! I_� -�� o3n Fucur� ��nt1 u�e Map Zoning The property is zoned AG-2, Agricultural District. Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 8 of 9 ' �� _ ,_ .: � /� R2j`S •,. �� ` � - - �, -- - s - �--. . � : �.� � P�.G) �� , . � _ R�; a- �� `"� ? ;R2 �s �. . � * i . . , ; , ., i - • � - � � ,. I ;l; .. �,. � r: j �t1 � ; . Eaar ,H s, tca �ar � : _ —� ;.� _ . _ -= � - � ° ;: tll I `~ X ��.�� . I ' ti — .:?� � .• �? t�.i ' - G`. a ', R1J C! ' � ,^ � .�, , ,.- �r . , - << Tu7-H Si� �c;.5 A N 22) ., ��' f2�.5 � . �,r�.,_ -- /�� .� � ,f: C!A a 2oning map Zoning — Lot Setbacks The proposed accessory structure is compliant with the standard required setbacks for the AG-2 zoning district, which are 25 feet from the side and 50 feet from the rear property lines. The additional setback criteria related to the ordinance criteria for the CUP (Title 11-3-3E) re- quires that setback distances increase five feet for each one foot of height or 100 square feet of size increase or fraction thereof. As requested, the required setbacks would be 75 feet from the side and 100 feet from the rear. The Applicant has indicated that the setbacks for the proposed structure would be 130 feet to the rear and 83 to the side, which would meet the additional required setbacks for the structure size requested. ai�C r�a�� Honorable Mayor, City Council, and Ryan Schroeder Leicht Oversized Accessory Structure — CUP13-023 August 14, 2013 Page 9 of 9 Transportation There are no transportation impacts as a result of the request. No additional access to 65th Street is being requested nor would it be permitted. Surface Water Management Any time a project creates additional impervious surface on a site, a review of related surFace water management requirements for the property is implemented. It is recommended that the Applicant comply with all surFace water management requirements established by the City Engineer. Utilities There are no utility impacts as a result of this request. Public Hearing Notices Public hearing notices were mailed to the four property owners who are within 500 feet of the property. These notices were mailed on July 11, 2013. Summary The property is guided for low density residential and is located in the AG-2 zoning district. Addi- tional urban scale single family residential development will occur in the future around the prop- erty. The City ordinance has standard maximum square footages for each zoning district within the community. The maximum size in the AG-2 zoning district is 2,500 square feet. The City ordinance allows for oversizing of detached accessory structures by conditional use permit. The property is located within the MUSA. Properties within the MUSA are limited to a maximum oversizing amount of 20 percent. The maximum oversizing amount for this property per ordinance would be 500 square feet. There is an existing detached accessory structure on the site that is 2,480 square feet, leaving a balance of 20 additional square feet of allotted accessory structure size. The 1,080 square foot structure was constructed without a building permit. A stop work order was issued. The Applicant responded to the stop work order and is before the Planning Commission and City Council to address issues raised by the construction of the building without a building permit. As recommended by staff, there would be 3,000 square feet of detached accessory structure storage on the site, which is three times the amount of storage allotted in other residential zoning districts. Recommendation That the City Council adopt a resolution approving a conditional use permit to allow for a 520 square foot accessory structure in addition to the existing 2,480 square foot accessory structure located at 6192 65th Street, subject to the conditions stipulated in the attached draft resolution. Technical Memorandum DATE: July 29, 2013 VIA EMAIL TO: John Burbank, City Planner City of Cottage Grove FROM: LisaBeth Barajas, Local Planning Assistance Manager Metropolitan Council SUBJECT: MUSA Definition Per our phone conversation on Friday, July 26, I am providing this memorandum, which outiines the Metropolitan Council's current definition of the MUSA and where that area currently lies. The 2030 Regional Development Framework (RDF) and the 2030 Water Resources Management Policy Plan (WRMPP) define the Metropolitan Urban Service Area (MUSA) as: The area in which the Metropolitan Council ensures that regional services and facilities under its jurisdiction are provided. In other words, the MUSA is that area to which the Metropolitan Council has committed to provide regional wastewater service, "although capacity may be staged and not yet fully in place" (WRMPP, p. 54). This level of commitment was negotiated with individual communities during the 2008 comprehensive plan update review process, with communities defining their individual service areas and staging, consistent with the Council's policies to accommodate forecasted growth at appropriate densities. In the City of Cottage Grove's Future Vision 2030 Comprehensive Plan ("Plan"), the City defined its "utility staging" and illustrated that staging in Figure 2-7 2030 Utility Staging Map. On page 2-16, the Plan indicates that the staging plan "establishes the sequence of urban development in various areas of the City" and to "allow for the efficient extension of urban services." This utility staging map is also reflected in the Plan's Figure 7-2 Sanitary Sewer System Map. From our telephone conversation, there was a question regarding whether a property in the northwest section of the community was included as part of the MUSA. The City's Plan maps identify that Section 6, which includes the subject property and most of the northwestern section of the City, is in the existing MUSA stage. Figure 2-7 indicates that in addition to the existing MUSA, stages 1, 2, 3, and 4 are also staged for development through the year 2030. The remaining stages, 5 through 8, are post-2030. In short, Cottage Grove's MUSA is defined as the existing area and all those stages planned through 2030. The only portions within these utility staging areas that are not in the MUSA are those that the City guided for Rural Residential. The Plan specifically states that Rural Residential areas are outside of the MUSA. Page - 1 � METROI'OLITAN C O U N C I L Fgu�e 2•7 �03fl Utdity Stagi� Msp lagand .� Q�l��l.M�:M�Jy4✓! R4'r 0� i"tnf ,,,,,, �,r, ,,, �a� �a,� �`i:H't L��1 Pft�2V t {� IX�� ;YA i sh'! ►YM •7'J l� Pras�tf ��h SIM�� OrreaXn��nt ar[a T�mrfr��t a,.cxso�.�-,�a,er�w� ��:u��tu ?�oC�f:pwrir��ViCtK`-:t�J F?1C�3Vi7 1 7GIt41J1'� t :C13�JOM ) :S7^r:CIs �d tC7dT�7� _______.________. ___._—____.__.. \ i::� h`v/ b MLSE YJA/ _—_ __ 7 '_ _ tt�.iS 7JDD _— i itat M7O - P7�in5�svn13M si�;NiicS�Yentt , �� , 203� Ufility Staging f�ap �.� �. . � MK ��,� 'I � �•� �f �i��f- , � .� r . �. , �. � � ` y Z � +� � A � � . l � 1 � ♦ � � � � � . � � �a�v� SYSTEM � � � i � � � 0 0.25 0.6 4 1.6 2 h9ie3 Page - 2 � August 5, 2013 � METROPOLITAN COUNCIL 470 U.S. Bank Plaza K ennedy 200 South Sixth Street Minneapolis MN 55402 & (612) 337-9300 telephone G raven (612) 337-9310 fax http://�vti'�a'. kenned�graven. com CHARTERED MEMORANDUM TO: John Burbank, Senior City Planner FROM: Sarah J. Sonsalla, City Attorney SS -� DATE: August 2, 2013 RE: Leicht Conditional Use Permit It is my understanding that Richard Leicht (the "Applicant") has applied for a conditional use permit ("CUP") to allow a 1,000 square foot accessory structure in addition to the existing 2,480 square foot accessory structure that is already located on his property. The property is located at 6192 65` Street South. The Gity Code allows for two detached accessory structures up to a 2,500 square foot maximum. Section 11-3-3E of the City Code allows for increases in accessory structure size or height by CUP. This allows a 20 percent increase in size for properties within the Metropolitan Urban Service Area ("MUSA") and 40 percent for properties within the MUSA. It is my understanding that the Applicant's property is located within the MUSA. Therefore, he may request a CUP to allow an increase in the square footage of allowed accessory buildings on his property by 20 percent (3000 square feet total). Since the Applicant already has a 2,480 square foot accessory structure on his property, the greatest amount of square footage that the City can grant as an increase under its Code provisions is 520 square feet. The accessory structure that the Applicant is proposing to construct is 1,000 square feet, which well exceeds the additional 520 feet that would be permitted. Since the City Code does not allow any increases beyond 20 percent in this case, the Applicant will need to apply for a variance in order to allow the additional 480 square feet for his accessory structure. If the Applicant applies for a variance, he will need to show that there are "practical difficulties" as defined by Minnesota Statutes Section 462.357, subdivision 5 in complying with the City's zoning ordinance. "Practical difficulties" means that the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Economic 429253v1 SJS CT155-25 considerations alone do not constitute practical difficulties. Based on the facts that I am aware of, it may be difficult for the Applicant to show that there are practical difficulties, but since there has been no variance application, there may be additional unknown facts that may change my opinion. The Applicant has requested that the City consider an alternative solution, such as adding a condition in the CUP that would allow the additional square footage on the condition that the City would be able to revoke the CUP if a hause was built on adjacent property within 250 feet of the Applicant's property, Even though the City may place reasonable conditions in a CUP, it is my opinion that this condition would not be enforceable because it is something that is not within the Applicant's control (unlike a condition that says that he may only use the building from 8:00 a.m. to 6:00 p.m, or something similar). If this condition was added to the CUP, I think that the City could have a problem with enforcement in the future, especially if the Applicant is no longer the owner of the property (it should be noted that the CUP runs with the land and will be binding on future owners of the property). Although the Applicant may be willing to agree to agree to this condition and represents that he will not contest it in the event that it is enforced, a future owner of the property may challenge it when it comes time for the City to enforce it. Regardless of whether not this condition or other conditions are added to the CUP, the Applicant will still need to apply for a variance because the amount of square footage that he is requesting for the accessory building will exceed the amount for the property allowed by the City Code. Please contact me if y�u have any questions, Thank you. 429253v1 SJS CT155-25 2 ATTACI3MENT TO RICHARD LEICHT �ONDITIONAL USE PL+"RMIT APPLICATION A. The City's comprehensive plan allows far starage buildings in the AG-2 distr•ict. The additiotlal building will be the same use as the existing structure, storage of personal pz•operty. No business will be cond��cted in ei#her strttctut•e. B. Mp praperty is zoned AG-2. I have an existing 2,480 sc�uare foot building that is 40 feet from the east prapert�� line, 140 feet fcom ll�e west property line and 200 feet fron� tlae rear pt•operty line. Tl�e building is bel�ind the l�ome Z own. The structure I want to add is 1000 square feet and wi1l maintain a 77 foot setback from the west property line and a 200 �oot setback from flie rear property line. The materials wili be the same as the existii�g sto�•age building, C. The buiiding is 40 feet franl the east praperty li«e, 77 feet from the west property line and 200 feet fi•om the z�ear praperty line. Ther are existing trees that screen the building. I have a�taehed iune photos with views fi�oin the adjacent property. Evenbefore the trees leaf out, it is screened by the existi��g trees. The surrot�nding property is agricultural use, and the building will have r�a impact on the adjacerat pz�ope�•ties in any manner. D. I want to co�istruct thc additional buildin� for additional starage of personal propet•ty. There wiIl be no noise, glare, smolce, dust, odor, fumes, water pollution, vibration, ui�sightlzness, o�� other nuisances. � want to lceep my personal properfy witlun the bl�ildings. There is no business use that will be conducted in the buildings. E. There will be no traffic to the praperty ather than aur current personal use. There is no change in the traffic voiunie that wilt result #i�om the permit. F. The praperty is served by private uti�ities. '�'l�ere vvill be no change as a resuit of the building cdnstruction, There will be no n�ed for any additional stxeets. The�•e wiil be no change in the need for any police or �7re protection to the property. G. There v�rill be na cost for any additianal public facilities or serviees. The additional building will not increase any rec�uired City ser��ices to the p�•operty. H. The site for tlle additional builditlg is graded. Tlaere are no natural scenic 1'eatures. The site is sufficiently separated by distance to adjacent vacant proper and will nat impact the adjaeent property z1� a�iy way. I. There aee tao adverse environtnental effects. That area of the propexty is �aded and, due to the distance to adjacent property lines previously described, there is no adverse im�act ta �ny property, Y�ar will there be auy itnpact on the adjacent property. J. Due to the distance between the building site and tl�e praparty lines, thcre is a minimum of 77 feet fa the west propei�ty line and 200 feet ta the rear propez•ty line. I will aceept an Interinl Conditional Use Permit tI�at would rec�uire removal of the building upon a hame being built wit;hin25Q feet of m� properly Iine on adjacent prop�rty. K. If an Interim Conditional Use Perinit is g�•anted, I will a��ee to removal of tlte additzonal building at the time a hause is built oil the adjacexit p��operCy, or ttpon construction af a road. L. Upon termination of the use, �he building wiIl be removed and tl�e area graded hack to its condition befoi•e the building. M. The use does conform to the zoning regulatians. N. Until a home is built witlain 250 Ceet ofmy praperty line on adjacent property. O. Tl�ere are i�o additional costs that would be imposed on the public as a result of ti�e issuance of the perfnit. P. The building will be constructed and will meet alI code requiren�ents, and camply with the exterior mate�•ial requirements of the zoning eade. Resource Name: Other NameCs>: Locaxlon: Hlstoric Coweli House Herman House 6192 65th Street Resource Classificatlon Type: Building: House; Greek Revlval Style Diagnostic Elements: L-shaped ground plan; and and one-half stories; gable roof, symmettrical fenestration; wood frame constructlon; clapboard slding; partlal porch inset in L; addltions. Documentation: CRS #: 81-5 HSI #: 01� Hlstorlcal Abstract: c.i854 Homestead established by pioneer farmer William R. Brown. c.iB62 Present house built by 0. V. Cowell.` iB74 Cowell house shown in illustration in Andreas atlas. 1947 House remodeled. Notes: Otis Voss Co�well C1832-1874) came to Washington County in 1861. He purchased a 120 acre farm in Cottage Grove In 1862; had an Interest in a lumber mill in Newport, but later devoted himself to agriculture. The exlsting hou9e lncorporates Brown's log cabin. The old eummer kitchen was removed and a breezeway was added to connect the house and garage. The origlnal narrow reveal clapboard was also covered over with wlde-reveal lapped board siding. 38 RICHARD LEICHT 6192 — 65 STREET SOUTH COTTAGE GROVE, MN �5016 651-768-7768 (HOME) / 612-860-3804 (CELL) May 31, 2013 Mr. John Burbank City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 Re: Conditional Use Permit Application Dear John: PERSONALLY DELIVERED I am submitting the Conditional Use Permit application, together with the application fee. I have attached to the application photos that I have taken of the property that shows the view from the adjacent land. I want to expand and build an additional building for storage of personal property. I am not doing this for conduct of any business. My property consists of approximately 1.9 acres, where I have my home. I have an existing building that is 62' x 40' (2,480 square feet) and I want to put another building adjacent to it of 1000 square feet. I am willing to do an interim Conditional Use Permit that would require if a house is built on the adjacent property within 250 feet of my property . The additional building that I want to build is 1000 square feet. The existing storage building is 40 feet fi•om the east property line, which is the closest either of the buildings would be. The new buiiding is 250 feet from the rear property line and 77 feet from the west property line. Both of the buildings are behind my house and are 110 feet from the front property line. I have prepared the responses to the questions in the Conditional Use Permit application which is attached. Mr. John Burbank May 31, 2013 Page Two If I can provide you with any further information or answer any questions you may have, please let me know. Very truly yours, Richard Leicht Enclosures Conditional Use Permit Application Application Fee 6192 65th Street South, Cottage Grove, MN - Google Maps �� - �� _ti. � ! � ��, ¢' �'" �� t ' _ ; • .� ' } • I i - _ t R Page 1 of 1 To see all the details that are visible on the screen, use the "PrinY' link next to the map. � � ,_ - _ � —,�,� R �� 3# �. y ,�_. t _ � '��'� 'Mf2�. '.-. / Y �'i',.'�'- ,��a � 1�er�`� �� ,�, -'.. ; Y . " • y � ' . � �i '. � 1 j i � � �, _ i�` � . r; �^T y�'�►� � .� : � iF � � . '� �► !�'�d i _ � �^� iCi�A'`i ,� �: �i ��. �:.�rlf '� ,� � -� - i S. . } ��i�'�' � ♦ - ` � I .. _t ( F, f � I � • _�� ~ �� , r �� ' I .T`_" - _ �-. :� � ' � �� . � i I ' �.��, � ,� � { ' — —_ _ _ � `/,�'� ��' �3�.� � : t.�� 'F :��-L -�- . ---- �,�� -_ � ��_ � ;t � :� �' �'.� r � .t '� � � � �� k..� . ' ' • .t�s� ��_ r � ' il h..�, i : � pT._.� �� °j , � " �: �{� { - � r F � � �t'� . c 4n �- -- �- - --- --------. - :_-- t � n, . �",t�4Ttlzrt_" �.1�- � � — .•_ ,� = p�„ � �,t � , � t,1 � �� av_�!,� � ��' _�i'�� F - 'li1�l �ry� �.� ! I� ..+r ,Ja� P" i"�` �,,: ` , " � F _�s� 4 �►. + � , . _. R - mt!• � _ '!� _l�11�--' _. - _ _ _ �-� .� ,� - _ — _ , - � - - - + 1 F F� - -� .. —�_r----. —�� . _ . - -_ -- "_ �a .s ��.�WI, .. 1� � _ '1 � i l_tiAll�� ta� r J �;- - c � '? �_ r f''�I" P�r��P j`�'g,�"r.r` � LL � _ � - � ��. ,.. ' � - � = _ �_ . . y � �` � �� z� _ � �i�� - i c . ; ` s � � l, � � � " �' l , ' r+ r- � f ! ' .� � j�,� �� y . ��. �, � � � "_ . • _`,'I .r � �� 1_'l�+l��-i. - - --` �'=_ �' � � � �� - � . , .� . � �� , � j - � ;�-� = --- � ��;� :�:�:__._� � . _E,_` �� - _ . - /", Fr ' �- C' ` `— �', i �� : . _ �r�� https://maps.google.com/ 6/6/2013 ATTACHMENT TO RICHARD LEICHT CONDITIONAL USE PERMIT APPLICATION A. The City's comprehensive plan ailows for storage buildings in the AG-2 district. The additional buiiding will be the same use as the existing structure, storage of personal property. No business will be conducted in either structure. B. My property is zoned AG-2. I have an existing 2,480 square foot building that is 40 feet from the east property line, 140 feet fi•om the west property line and 200 feet from the rear property line. The building is behind the home I own. The structure I want to add is 1000 square feet and will maintain a 77 foot setback from the west property line and a 200 foot setback from the rear property line. The materials will be the same as the existing storage building. C. The building is 40 feet from the east property line, 77 feet from the west property line and 200 feet from the rear property line. There are existing trees that screen the building. I have attached nine photos with views from the adjacent property. Even before the trees leaf out, it is screened by the existing trees. The surrounding property is agricultural use, and the building will have no impact on the adjacent properties in any manner. D. I want to construct the additional building for additional storage of personal property. There will be no noise, glare, smolce, dust, odor, fumes, water pollution, vibration, unsightliness, or other nuisances. I want to lceep my personal property within the buildings. There is no business use that wili be conducted in the buildings. E. There will be no traffic to the property other than our current personal use. There is no change in the traffic volume that will result from the permit. F. The property is served by private utilities. There will be no change as a result of the building construction. There will be no need for any additional streets. There will be no change in the need for any police or fire protection to the property. G, There will be no cost for any additional public facilities or services. The additionai building will not increase any required City services to the property. H. The site for the additional building is graded. There are no natural scenic features. The site is sufficiently separated by distance to adjacent vacant property and will not impact the adjacent property in any way. I. There are no adverse environmental effects. That area of the property is graded and, due to the distance to adjacent property lines previously described, there is no adverse impact to my property, nor will there be any impact on the adjacent property. J. Due to the distance between the building site and the property lines, there is a minimum of 77 feet to the west property line and 200 feet to the rear property line. I will accept an Interim Conditional Use Permit that would require removal of the building upon a home being built within 250 feet of my property line on adjacent property. K. If an Interim Conditional Use Permit is granted, I will agree to removal of the additional building at the time a house is built on the adjacent property, or upon construction of a road. L. Upon termination of the use, the bttilding will be removed and the area graded back to its condition before the building. M. The use does conform to the zoning regulations. N. Until a home is built within 250 feet of my property line on adjacent property. O. There are no additional costs that would be imposed on the public as a result of the issuance of the permit. P. 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RESOLUTION NO. 2013-XXX A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW A 520 SQUARE FOOT ACCESSORY STRUCTURE IN ADDITION TO THE EXISTING 2,480 SQUARE FOOT ACCESSORY STRUCTURE LOCATED AT 6192 65TH STREET SOUTH WHEREAS, Richard Leicht has applied for a conditional use permit to allow a 1,000 square foot accessory structure in addition to the existing 2,480 square foot accessory structure, on property legally described as: PT SW1/4-NW1/4 COMMENCE AT SOUTHWEST CORNER OF SAID SW1/4 OF NW1/4 THENCE EAST ON SOUTH LINE OF SD SW1/4 OF NW1/4 742.2 FT TO PT OF BEG THENCE NORTH 01 DEG. 15' EAST 413.5 FT TO IRON STAKE THENCE EAST PAR TO SD SOUTH LINE 200 FT TO AN IRON STAKE THENCE SOUTH 01 DEG. 15' WEST 413.5 FT TO SD SOUTH LINE THENCE WEST 200 FEET TO POB EXCEPT TO HIGHWAY Section 06 Township 027 Range 021 Commonly known as 6192 65th Street South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held a public hearing on July 22, 2013; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request was prepared and presented; and WHEREAS, it was identified in the staff report that the maximum additional square footage allowed for an accessory structure on this site by conditional use permit is 520 square feet; and WHEREAS, the public hearing was open for public testimony. The applicant attended the public hearing. No written or oral testimony was received; and WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval of allowing a 520 square foot accessory structure in addition to the existing 2,480 square accessory structure, for a total of 3,000 square feet of accessory structures on the property, which is the maximum allowed for properties within the Metropolitan Urban Service Area (MUSA), subject to certain conditions listed below. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the conditional use permit to allow a 520 square foot accessory structure in addition to the existing 2,480 square foot accessory structure, located on the property legally described above, subject to the following conditions: The maximum total detached accessory structure space on the site shall be limited to 3,000 square feet plus one tool or garden shed at 160 square feet or less in size. Resolution No. 2013-XXX Page 2 of 2 2. The property owner must complete a building permit application and submit detailed construction plans for the new structure. A building permit must be issued by the City before construction resumes. 3. The building permit fee shall be doubled based on post-construction application. 4. The side yard setback shall be a minimum of 50 feet and the rear yard setback shall be a minimum of 75 feet. 5. The exterior siding materials and color scheme for the accessory structure shall be similar to the color palette of the principal structure. 6. The accessory structure shall be used for personal use only; no commercial activity is permitted. 7. The Applicant shall comply with all surface water management requirements established by the City Engineer. 8. Six additional six-foot high coniferous trees shall be planted on the site to screen the new structure. 9. If future site development renders the structure nonconforming, the building must be brought into compliance or removed as a condition of the development approval. Passed this 14th day of August 2013. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk EXCERPT FROM UNAPPROVED MINUTES OF THE PLANNING COMMISSION MEETING ON JULY 22, 2013 6.1 Leitch Accessory Structure — Case CUP13-023 Richard Leicht has applied for a conditional use permit to allow a 1,000 square foot accessory structure in addition to the existing 2,480 square foot accessory structure at 6192 65th Street South. Burbank summarized the staff report and recommended approval to allow an additional 520 square feet for accessory structures, subject to the conditions stipulated in the staff report. Richard Leicht, 6192 65th Street South, noted that city sewer and water lines are a mile from his property, and he does not believe his property is within the MUSA boundary. He volun- teered to remove the structure if any houses are built within 250 feet of his property. Brittain asked for clarification on the MUSA boundaries and projected use. Burbank dis- played the 2030 utility staging map and the development staging map, pointing out the loca- tion of the applicant's property and noted that it is in the current MUSA. He indicated that he consulted with the City Attorney regarding a condition to tear down the structure. The Attor- ney advised that should not be added as a condition based on the language in the City Code, which says "if future site development renders the structure non-conforming, the building must be brought into compliance or removed as a condition of development ap- proval." The removal of the structure when development occurs only applies to the property on which the structure is located, not when it occurs on surrounding properties. This type of condition would also be difficult to enforce and monitor. Burbank reiterated that staff is re- commending 520 square feet, which would bring the total to 3,000 square feet for accessory structures. Brittain asked how often the Comprehensive Plan is updated and when was the last update. Burbank stated the comp plan is updated every ten years and the current plan, which is the 2030 Comprehensive Plan, was adopted in 2006. Leicht stated that when he bought his house, he got a copy of the 2020 Comprehensive Plan, which shows he is not in the MUSA. He does not believe he is in the MUSA and the 2030 plan is for the future. He also noted that the closest public land is a park that is over a mile away. Burbank pointed out that green area on the map is identified as a land use that is public parks and private open space. McCool stated that the applicant's illustration was prepared in 1998 and adopted in 2002. Leicht then objected to the requirement to plant six trees, noting that the area is surrounded by trees and the structure is not visible at highway speeds. Rostad asked for more information on tearing down the structure if houses were built within 250 feet. Burbank clarified that the trigger for removing the structure was when the appli- cant's property were to redevelop. Rostad noted that this property does appear to be within the MUSA in the last adopted comprehensive plan. Excerpt from Unapproved Planning Commission Minutes Leicht Accessory Structure —Case CUP13-023 July 22, 2013 Page 2 of 3 Johnson stated it is his understanding that the 2030 Comprehensive Plan guides the City on new development, no matter when it may occur until the next plan is adopted. Leicht reite- rated that he will tear the building down when houses are built. He believes he should be able to have an addition 1,000 square feet of accessory structure the area develops, because city water and sewer are not available to his property. Harter asked if approval for 1,000 square feet would prevent future development. Burbank explained that a variance application and another public hearing would be required to allow the 1,000 square feet. The fee for a variance application for a project started prior to receiv- ing the variance or a building permit is $800. Burbank stated that the adjacent properties could develop at any time regardless of the size of this accessory structure. Harter asked if this was approved for 1,000 square feet, would the building would need to get torn down when the area develops. Burbank explained that Section D of the ordinance criteria states that "if future site development renders the structure nonconforming, the building must be brought to compliance or removed as a condition of development approval." The trigger would be the redevelopment of his property, not of surrounding properties. Rostad noted that the City cannot force the applicant to take down the structure. Burbank clarified that if Leicht's property were to redevelop, the structure must be removed but not if the adjacent properties develop. Leicht asked for that to be added as a condition. Rostad explained that the only way that the City can require Leicht to tear it down is if his land is being redeveloped; not the adjacent properties. Leicht asked again for a condition to require the removal of the structure if anything is built within 250 feet of his property could. He noted that the building would not impact property values in the area. Rostad opened the public hearing. No one spoke. Rostad closed the public hearing. Rediske asked about the possibility of tabling the application for a month to allow Leicht to consult with his attorney. Leicht stated that he talked with the attorney by phone and he re- ally does not know what would change. His attorney does not believe the property is in the MUSA. Rediske asked when he bought the property. Leicht replied 2003. Rediske asked when the current comp plan was adopted. Burbank responded that the 2030 comprehensive plan was adopted in March 2006. Rostad noted the 2030 plan would replace the 2020 plan. Brittain stated that the Commission is bound by the zoning ordinance and the comprehen- sive plan. Leicht offered to take down the structure when city water and sewer is installed to his property because he believes that he will then be in the MUSA. Brittain explained that the MUSA is a designated area and does not necessarily mean that the utilities lines are in. He also stated that the 2020 Comp Plan is now invalid, and the 2030 Plan is the guiding docu- ment. The comp plan is updated every 10 years, and the Planning Commission is guided by the current comprehensive plan. Leicht asked if the Commission would be protecting the City if he took down the structure when development occurred in the area. Brittain stated that le- gally it would be difficult for the City to require the removal of the structure. He explained that the Planning Commission makes recommendations to the City Council based on City ordin- ances and the current comprehensive plan. He also noted that there is no apparent hard- ship. The City Council does have more flexibility than the Planning Commission. Excerpt from Unapproved Planning Commission Minutes Leicht Accessory Structure —Case CUP13-023 July 22, 2013 Page 3 of 3 Johnson stated the City cannot make an agreement that bypasses what is established le- gally; the law will override that agreement. Leicht stated that a condition about tearing down the structure could be added to the interim conditional use permit. Brittain made a motion to approve the conditional use permit application to allow a 520 square foot accessory structure in addition to 2,480 square feet of accessory structure already on the property for a total of 3,000 square feet, subject to the conditions listed below and to add a condition regarding removal of the structure if future develop- ments renders it nonconforming. Wehrle seconded. 1. The maximum total detached accessory structure space on the site shall be limited to 3,000 square feet plus one too/ or garden shed at 160 square feet or /ess in size. 2. The property owner must complete a building permit application and submit de- tailed construction plans for the new structure. A building permit must be issued by the City before construction resumes. 3. The building permit fee shall be doubled based on post-construction application. 4. The side yard setback shall be a minimum of 50 feet and the rear yard setback shall be a minimum of 75 feet. 5. The exterior siding materials and co/or scheme for the accessory structure shal/ be similar to the color palette of the principal structure. 6. The accessory structure shall be used for personal use only; no commercial activ- ity is permitted, 7. The Applicant shall comply with all surface water management requirements established by the City Engineer. 8, Six additional six-foot high coniferous trees shall be planted on the site to screen the new structure. 9. If future site development renders the structure nonconforming, the building must be brought into compliance or removed as a condition of the development approval, Motion passed unanimously (7-to-0 vote,)