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HomeMy WebLinkAbout2013-08-26 PACKET 06.1.STAFF REPORT CASE: CUP13 -020 ITEM: 6.1 PUBLIC MEETING DATE: 8/26/13 TENTATIVE COUNCIL REVIEW DATE: 9/19113 APPLICATION APPLICANT: Wayne and Angi Butt REQUEST: A Historic Places Conditional Use Permit to allow their barn to be used as a wedding and event venue. SITE DATA LOCATION: 7310 Lamar Avenue South ZONING: R -4, Low Density Residential CONTIGUOUS LAND USE: NORTH: Residential EAST: Residential SOUTH: Residential WEST: Rural Residential SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825, jburbank(a)cottage- grove.org GACITYFILES\13 CITYFILES \020CUP 7310 Lamar Barn Event Venue 2013 -06 -24 \Planning \CUP13 - 020 7310 Lamar Barn Event Venue SR cover 2013-08 - 26.docx Planning Staff Report 7310 Lamar Avenue Barn Event Venue Case CUP13 -020 August 8, 2013 Proposal Wayne and Angi Butt have applied for an Historic Places Conditional Use Permit (HPCUP) in accordance with Title 11- 9 -H(4) to allow for limited commercial ventures to be conducted at 7310 Lamar Avenue South. The Butts are proposing the following improvements and uses: • To register their barn on the City's local Register of Historic Places and Landmarks. • To conduct up to 130 outdoor weddings and other special events (including corporate events, special benefits, conferences, and retreats). • To utilize their existing 5,500 square foot, two -story arch roof barn to conduct indoor portions of the proposed uses. • To have the ability to utilize a commercial grade event tent of up to 4,000 square feet for use by wedding and event guests. • To construct a phased designated parking area and access drives to accommodate the proposed uses. Location Map r X 11 N . MM in Location Map Planning Staff Report — Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 2 of 14 Commission Comments Planning Commission Review At the regular Planning Commission meeting on June 24, 2013, the following topics were dis- cussed and will be addressed in the Planning Consideration section of this supplemental report: General Use • Catering • Berming and screening • Trash enclosures • Drainage /surface water management • Historical designation Parking • Parking location and configuration • Driveway configuration and location • Parking lot /site lighting • Parking restrictions Noise • Outdoor • Cessation requirements • Monitoring and control Planning Staff Report— Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 3 of 14 Tent • Location • Size • Number of events • Duration • Severe weather sheltering /action plan • Building requirements Barn • Number of events • Occupancy capacity • Phasing • Health safety requirements • Accessibility Based on the discussion, additional information or clarification was requested on the items listed above, and the Planning Commission unanimously voted to continue the application to the next Commission meeting. After the meeting, the applicants met with staff and requested that their application be continued to the August 26 regular Planning Commission meeting to allow time for the preparation of a refined business plan and site plan. The requested business plan update is attached for review, and the latest site plan is detailed below and is also attached. Planning Staff Report — Planning Case No. CLIP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 4 of 14 Background Comprehensive Plan 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. Zoning The Property is Zoned R -4, Low Density Residential. Limited commercial ventures conducted at historic properties are allowed as conditional uses within the R -4 zoning district. Utilities The property has functional private well and septic. As a component of the proposed use, the applicant has been working with a contractor on the design of a commercial grade septic system that would be sufficient for the proposed uses. Site History The applicant's Italianate style home on the site is listed on the City's Local Register of Historic Sites and Landmarks as well as the National Historic Register. J f p u 1 d � V i l��nn - " ke � ) . I Historic John P. Furber Home C. 1874 A photo in the City Archives dated 1895 references the homestead as "the Red House" as it was reported to have been dubbed by the Furber family. The barn, which was built in 1947, was recognized as being eligible for registration in in 1982. The historic inventory form findings data sheet detailing the eligibility for registration is attached to this report. The City's Advisory Committee on Historic Preservation (ACHP) reviewed the registration eligibility materials and supported the inclusion of the of the 1947 Arch Roof Barn at Planning Staff Report— Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 5 of 14 7310 Lamar Avenue onto the City's local Register of Historic Sites and Landmarks. Registration is a criterion for issuing a Historic Places Conditional use permit. The City's Advisory Committee on Historic Preservation (ACHP) reviewed the registration eligi- bility materials and supported the inclusion of the of the 1947 Arch Roof Barn at 7310 Lamar Avenue onto the City's local Register of Historic Sites and Landmarks. Minnesota Historical So- ciety will be notified on the City's actions related to the requested registration. The applicants have initiated the registration process, and it will be one of the Council's requested action items. k ', �► .�:1 t da , 4 ; ; 4V I �_ JJ ee io �e 116 as m 11 bu 13 5.1 11 u 0 11 �u a� Barn Exterior Planning Considerations Ordinance Requirements The City's Historic Property Conditional Use Permit (HPCUP) process, covered in City Code Title 11- 9A(4), was adopted on February 4, 1998 (Ord. No. 653). At that time, the applicant's property was identified as one of 11 habitable sites that could meet the proposed ordinance cri- Planning Staff Report— Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 6 of 14 teria. The ordinance was adopted as a means in which to allow owners of large historic proper- ties within the city the ability to create additional resources to maintain their uniqueness as vibrant components within the community. The provisions of Ordinance No. 653 allow one or more of the following uses as "limited com- mercial ventures:" Class one restaurant, catering centers, bed and breakfasts, overnight rooms, reception facilities, meeting or conference facilities, professional office uses, museums, art gal- leries, antique shops, craft boutiques, site tours, limited retail activities, or for other uses deemed similar by the Director of Community Development. 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 main- tained 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. (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 F 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 preserva- tion, and a certificate of appropriateness is obtained for site work to preserve, rehabilitate, restore or reconstruct historic buildings, structures, landscapes or objects. The proposed use has been determined to be eligible for the Historic Places Conditional Use Permit. The number and duration of the events held on the site is at the discretion of the Council as a component of the Conditional Use Permit. As with the Hope Glen Farm project, one of the recommended conditions would be for the City Council to hold additional review of the uses on the site and to retain the ability to further restrict or revoke uses. General Use The applicant is proposing that the approval include the ability to host up to 130 events per year including outdoor weddings and other special events such as corporate events, special benefits, conferences, and retreats. The majority of events would occur on weekends. The applicant's business plan identifies that commercial grade event tents of up to 4000 square feet would be Planning Staff Report —Planning Case No. CUP 13-020 7310 Lamar Barn Event Venue August 26, 2013 Page 7 of 14 utilized in the first phase of their operations, and the 5,500 square foot historic barn on the site would be utilized in subsequent phases. Event Tent A component of their request is for the ability to utilize a commercial grade event tent of up to 4,000 square feet for use by wedding and event guests. The tents would be provided by the pa- trons of the site and would be of varied size up to the requested maximum square footage per- mitted. The proposed structure would be located to the east of the historic barn on an existing flat area. The Planning Commission discussed the tent location, and options were reviewed by the applicants and staff after the Commission meeting. Review of handicap accessibility routes and the existing terrain behind the barn clarified that the current location of the proposed tent is the most appropriate to the site. The duration of the tent usage was questioned by the Planning Commission. The applicant has indicated that they are requesting that a tent be utilized in Phase I until such time as the barn was remodeled to permit occupancy and events could be conducted within the barn. They have requested that Phase I be two to three years. They have further requested that after the barn is certified for the full 400 person occupancy, that tents still be utilized for purposes such as shade shelters or smoking areas. During events with tent usage, event patrons would be required to remove the tent the day after the scheduled event. The Applicant has proposed that back -to -back events would have the abil- ity to co -share the same event tent usage. The Building Official has indicated that no more than two sides of any tent can be down during events. During the initial review by the City's Technical Review Committee, they questioned the proxim- ity of the proposed tent placement from Lamar Avenue. Based on clarification that the tent size would not always be 4,000 square feet or that it would be up all the time, the interim use of the tent as proposed was supported. One of the conditions of support was that no amplified music be allowed in the tents. The ACHP met with the applicant again after the Planning Commission meeting, and it was cla- rified that the tent would not always be 4,000 square feet in size. The ACHP also discussed the planned milk house improvements and the restroom construction. Based on the meeting discus- sions, the ACHP moved to continue support of the Historic Places Conditional Use Permit, including the requested tent use. Barn Throughout the review process, the applicants have been reminded that the health safety re- quirements have to be met on site in relation to all uses. Currently the barn is not configured to allow for occupancy rating for the general public. The Applicants have identified that in Phase II, which will be within the stated two to three year time frame, they intend to bring the initial occu- pancy loading in the barn up to 99 people through firewall construction and use the barn in con- junction with a tent. The combination of the barn and tents is requested until additional occupancy is added to the barn in future phasing. Accessibility is required for all phases of the proposed operation. The requested full occupancy of the barn is 400 people. Planning Staff Report— Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 8 of 14 Severe Weather The proposed severe weather sheltering /action plan is that the applicants or on -site security would contractually have the ability to cancel events in the event of impending severe weather. A weather radio would be provided on site during all events to monitor conditions. No emer- gency shelters are proposed for the site for event patrons. Access The property currently has one existing access drive off Lamar Avenue. The applicants are pro- posing a new drive location at the southern portion of the lot off Lamar Avenue. A right -of -way permit would be required for this access. The revised site plan modified the access drive confi- guration for the entire site. The plan identifies the existing drive as the ingress route into the site, and the proposed new drive would be egress only. One of the benefits of the proposed southern drive being egress only is that lights from vehicles exiting the site would shine on 74th Street versus the residential home across from the existing northern drive, which is proposed to be ingress only during events. The drives are proposed to be signed to reflect this design. It is recommended that any access drive lane associated with the proposed uses be hard sur- faced at a minimum of 30 feet from the juncture with Lamar Avenue if a phased paving approach is permitted. Traffic The applicants' business plan details identify a requested future maximum occupancy load of the site at 400 people. This figure was utilized in determining the traffic ramifications of the pro- posed request. The parking ratio that was utilized during the Hope Glen Farm review was a minimum occupant load of two people per vehicle. Based on this formula, the estimated number of vehicles for a large wedding event would be 200 or less if occupant loads are higher. This count equates to a potential vehicle trip count of 400 per event. The proposed one -way ingress/ egress traffic routing design would have the potential of 200 vehicles per event egressing on the proposed southern access drive. Given the requested 130 events annually, the calculated num- ber of vehicles trips per year on the both access drives would be 26,000 each. The neighboring property owner to the south has expressed a concern about this impact. A reduction in the number of permitted events per year or a maximum permitted occupancy would have a proportionate effect on the generated trips and parking requirements. There are numerous homes along Lamar Avenue that could be impacted by the additional traf- fic. This additional traffic will most likely reduce the life expectancy of the roadway. The previous public hearing identified concerns of the additional traffic on the neighborhood. The north and south terminus of the local roadway segment Lamar Avenue are designated as minor arterials, which is appropriate for traffic at this additional level. Parking The current site plan identifies a phased parking design to reflect the phased occupancy in- crease proposed as the site is improved. The demonstrated parking is identified in light green on the revised site plan. Accessible parking and designated access routes were reconfigured with the new site plan. Planning Staff Report— Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 9 of 14 At present, the applicant is not proposing any increase in hard surface for parking or access purposes. The site plan indicates gravel parking during phase one and hard surface parking in additional phases. The City's Technical Review Committee has recommended that the parking area meet the City's commercial development standards and be finished with concrete curb and gutter and a bitu- minous surface and be sized at a ratio sufficient to accommodate the vehicles that would match the approved occupancy of the site as rated by the City Building Official. Based on the estimated number of vehicles for a large event of 200 cars and the ordinance parking calculation requirement of 300 square feet per vehicle, the parking needs calculate to an area that is just over an acre in size, which can be met on site. All parking for the proposed use will be on the Butt's property. It is recommended that parking be prohibited on Lamar Avenue should the use be approved. One of the outcomes of any additional hard surfacing requirements would be the need to address surface water management. Drainage /Surface Water Management All surface water management for rate, storage, and quality would be required to be conducted on site. The City Engineer has indicated that the site is sufficiently sized to accommodate this task and would have final approval authority on the engineered design that will be required to be submitted. Lighting Building and parking lot lighting is proposed. All lighting on the site would be required to be downward directed and meet the City's light standard requirements for commercial uses abut- ting residential uses. A foot - candle lighting analysis will be required with the final design. Berming and Screening The applicant has indicated that the existing vegetation on the site is of sufficient maturity and density to screen adjacent properties. It is recommended that additional coniferous landscaping be required in areas adjacent to proposed parking and access drives that are not sufficiently screened as determined by the Planning staff after the construction of required parking. The quantity of the additional landscaping will be determined by the Planning staff. Noise The applicant is proposing that there would be no outdoor music, and that they would adhere to the City noise ordinance requirements. They indicated further that they or the on -site security would ensure that amplified music is off by midnight on weekends and 10 p.m. on weekdays. If repeat violations in regards to noise become an issue, it is recommended that the conditional use permit include language requiring additional review and potential modification of the per- mitted use by the City Council. The Planning Commission or City Council could add more spe- cific requirements related to noise should it be desired. This additional condition could include review and revocation if warranted. Planning Staff Report — Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 10 of 14 Signage Based on the Historic Property CUP's performance standards, signage is limited to one adver- tising sign not to exceed 20 square feet. The applicant is proposing to meet this standard. Directional signs are not included in this computation. Way finding signs on local streets would be prohibited. Liquor Use The applicant is proposing that alcohol be permitted at approved events, subject to obtaining a display and consumption liquor license from the City and meeting all of the requirements for that type of use. Food Catering is the preferred food service route proposed by the applicant. The food service area and caterers will be required to be inspected and licensed as required by the Washington County Department of Public Health. The applicant has indicated that the catering services will be required to vacate the site prior to the closure of the scheduled event, and that no dish washing and utensil cleanup will be conducted on site. Restroom Facilities There are currently no restrooms in the barn itself. The applicants have indicated that they plan on having permanent restroom facilities that connect to their new commercial septic system constructed in conjunction with the proposed use. The City Building Official has been working with the applicants to ensure there will be adequate public restroom facilities. Waste The waste from the proposed use would be handled by a licensed rubbish contractor in accor- dance with all City ordinance criteria. Trash enclosures will be required to be screened from public view as per ordinance criteria. Capacity The maximum occupancy rating of the barn has yet to be determined, but the applicant has planned for 400 people. Final capacity is determined by the City Building Official who works closely with the Planning staff on relevant zoning use requests. Fire Protection Fire protection would be required as directed by the City Building Official and City Fire Marshall. Summary The City Code allows for Historic Places Conditional Use Permits on certain properties within the City. The Applicant's property qualifies for processing of an HPCUP. The proposed use is consistent with the list of permitted limited commercial ventures specified in the ordinance. There has been concern expressed by neighborhood residents on the impact of the proposed use on adjacent neighbors and the general character and safety of the current residential neigh- borhood. Planning Staff Report — Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 11 of 14 The City can require a variety conditions of approval that protect the health and safety of the general public The City Technical Review Committee identified the need to ensure the protection of the health and safety of the general public through appropriate conditions as required in the State Fire and Building Codes. The ACHP supports the proposed use. Public Hearing Notices Additional public hearing notices were mailed to the original properties that were notified of the June 22, 2013 public hearing. That the Planning Commission recommends that the City Council take the following actions: A. Approve a certificate of appropriateness for the proposed Historic Places Conditional Use Permit. B. Hold a public hearing on the listing of the 1947 Arc Roof Barn into the City's Register of Historic Sites and Landmarks. C. Approve a Historic Places Conditional Use Permit (HPCUP) in accordance with Title 11- 9 -H(4) to allow for limited commercial ventures to be conducted at 7310 Lamar Avenue South sub- ject to the following conditions: 1. The 1947 Arc Roof Barn is listed on the City's Register of Historic Sites and Landmarks. 2. The limited commercial ventures that are permitted to be conducted on the site by this permit shall be limited to up to a maximum of 130 events including outdoor weddings and other special events such as corporate events, special benefits, conferences, and retreats. 3. The permitted limited commercial venture uses does not include contractor storage, staging, use, or operation. 4. The hours of business operation are limited to 8:00 a.m. to 10:30 p.m. Sunday through Thursday, and 8:00 a.m. to 12:30 a.m. Friday and Saturday. 5. The limited commercial ventures conditional use permit shall be reviewed by the City one year after a certificate of occupancy has been issued for the proposed barn reno- vation. 6. Storage of personal property not owned by the landowner or tenants is prohibited on the premises. Planning Staff Report —Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 12 of 14 7. All applicable permits (i.e. building, electrical, etc.) shall be applied for and issued by the City prior to any work or construction taking place. Detailed construction plans shall be reviewed and approved by the Building Official and Fire Marshall. 8. The City Council authorizes the issuance of the necessary certificates of appropriate- ness documents prior to the release of any building permit. 9. Any modifications to the building exterior on the site must be reviewed by the City's Historic Preservation Officer or the Advisory Committee on Historic Preservation. 10. The distinguishing historical qualities and character of the principal structure and its surrounding environment shall not be destroyed. 11. The distinguishing historical qualities and character of the 1947 Barn and its surround- ing environment shall not be destroyed. 12. A septic system design report completed by a licensed individual sanitary treatment system designer shall be submitted to the City prior to issuance of a building permit for proposed uses. 13. The parking areas shall meet the City's commercial design standards including con- crete curb and gutter and a bituminous hard surface. 14. The parking areas shall be sized at a ratio sufficient to accommodate the vehicles that would match the occupancy of the site as rated by the City Building Official. 15. The final parking design is required to be reviewed by the Planning Staff. Any parking improvements on the site must not negatively impact the drainage of the site or adjacent properties. The improvements must meet the South Washington Watershed District and City stormwater management standards. 16. Surface water must be managed on site for any additional impervious surface installed on the site. The management plan design, construction. and implementation shall be approved by the City Engineer. 17. Motor vehicles are prohibited from parking on and along Lamar Avenue. 18. Additional coniferous landscaping shall be installed in areas adjacent to proposed park- ing and access drives that are not sufficiently screened as determined by the Planning staff after the construction of required parking. The quantity of the additional required landscaping will be required to meet approval of Planning Staff. 19. The use of amplified music outdoors on the site is prohibited. 20. The use of the amplified music within the requested open air event tent is prohibited. 21. No more than two sides of any tent that is used can be down. Planning Staff Report— Planning Case No. CUP13 -020 7310 Lamar Barn Event Venue August 26, 2013 Page 13 of 14 22. Amplified music shall be required to cease at 10:00 p.m. Sunday through Thursday, and 12:00 a.m. Friday and Saturday. 23. The applicant shall obtain all required liquor use licenses required by the City Clerk. 24. The applicant shall ensure that all catering firms serving alcohol on site shall be properly licensed as reviewed and approved by the City Clerk, 25. The applicant shall have all required insurance coverage in place in association with all permitted uses, and shall have the City named as an additional insured entity as required and approved by the City Clerk. 26. All applicable permits related to food and liquor use must be completed, submitted, and approved by the City prior to the commencement of any licensed activities. Detailed construction plans must be reviewed and approved by the Building Official. 27. The property shall be inspected by the City Fire Marshal and all requirements arising from the inspection shall be completed prior to the commencement of any permitted activities. 28. The property shall be inspected by the Washington County Health Department and all requirements arising from the inspection shall be completed prior to the commence- ment of any licensed activities. 29. The private septic system compliance shall be reviewed and inspected by the Washing- ton County Health Department. 30. Signage on the property is limited to twenty (20) square feet. 31. All outdoor activities must be supervised by the applicants or designated staff. 32. All events with liquor must be supervised by a police officer licensed with the State of Minnesota. 33. Any fencing utilized on the site must be reviewed and approved by the City Historic Pre- servation Officer. 34. All waste removal from the site must be contracted with a commercial refuse hauler. 35. All trash containers must be screened from public view in accordance with ordinance criteria. 36. All lighting on the site would be required to be downward directed and meet the City's light standard requirements for commercial uses abutting residential uses. 37. A foot candle lighting analysis will be required with the final site design. Planning Staff Report —Planning Case No. CUP 13-020 7310 Lamar Barn Event Venue August 26, 2013 Page 14 of 14 38. The standard City and State noise rules will be applicable to the site. If the City re- ceives noise complaints, the property owner must bring the noise on the site into compliance upon notification by the City. 39. The standard City and State nuisance ordinance rules will be applicable to the site. If the City receives complaints, the property owner must bring the site into compliance upon notification by the City. 40. Repeat violations related to parking, noise, the licensed use, or HPCUP permit criteria will require additional review of the Historic Places Conditional Use Permit by the City Council, with possible revocation of the conditional use permit as a remedy. Prepared by: John M. Burbank, AICP Senior Planner 0 Ps a• tic�� 6 a o 00 8 IN �I.3 '�Wa4�OiV.IY .bwwlww •41 1 p� of r , 11' • K f t WWI I 1 1 � k �� FF Z, I �t � :, ; I 1/ ' r u � c s t o 55 1 • J{ _ J {I I y _ r I I, . 11 Wayne and Angi Butt Business Plan Historic John P. Furber Farm - Wedding and Event Barn 7310 Lamar Avenue South Cottage Grove, MN 55016 Off Duty Police Officer We plan to have an off duty police officer on duty at each event with alcohol. Responsibilities will be to ensure that there is no parking on Lamar Avenue, keep the nose levels low per city requirements, monitor underage drinking and any guests that may get unruly, ensure guests leave at proposed time and turn off lights. Lighting The lighting of the parking lot will be compliant to code for the level of foot candle. Locatiom will be shown in our architectural drawing. There will be low density lighting, such as stringed Edison bulbs, to light the path from the parking lot to the barn if needed. The off duty police officer and /or Wayne and Angi will ensure that all lights from the parking lot will be turned off after each event. Tent We will be using only a tent in Phase 1. The tent will be rented by the party occupying the property for that event; the size of their tent will be determined by the number of guests. Tents will only be allowed two sides if needed. Heated party tents are available to rent if needed. Tents will be required to be taken down by the following morning of the event unless there is another event the next day and there is an agreement between both parties to keep the same tent up. Phase 2 we plan to partition off approximately 1500 square feet of the barn, for 99 people or less, and finish that space so we can start to transition people into the barn. At this time we will hold the dances inside the barn and will continue to use tents for the remaining guests. We would like to ask for 2 -3 years to be out of the main tent and completely into the barn. We will do our best to get into the barn as soon as possible. We are asking not to be limited on future use of tents on the property as it will provide shade if anyone would like to have an outdoor venue or just gather outside on the property. It will also define space such as smoking lounge (tent no sides) as it will not be allowed inside the barn and will keep smoking away from other guests. The maximum capacity on the property for an event will be 400 people. We expect to have approximately 130 events per year, 2.5 -3 events per week. After showing a track record of rentals, if there is a need to hold more events we will re approach the council and ask for more events to be allowed. Catering Staff Provisions All food and alcohol will be provided by a properly licensed catering service and no food will be cooked on site. In Phase 2 we will provide a stainless steel counter and possibly a sink with a grease trap for catering staff for dirty dishes after guests finish eating their meal. The dirty dishes will then be loaded into their catering van /s and taken back to their facility to be washed. We anticipate catering staff to be off the premises by the time the dance starts therefore not remaining on the property late to clean up. Parking spaces for the catering staff have been provided; please refer to architect drawing. Page 1 Driveway The driveway will be a one way in and a one way out with traffic entering between the barn and our home and exiting on the south side of the barn and tree line. The road will be class 5 gravel in Phase 1 and we will spray a chemical on the drive to keep the dust down if necessary; an organic example is Soapstock. If dust becomes an issue for the neighbor to the south, then we will pave the driveway near his home in Phase 2 to solve the problem. We would like to start off with gravel in Phase 1 due to the fact that we cannot predict how well this will take off or how long barn weddings will be a fad. We do not want to invest a lot of money into this in the beginning if things don't work out. In response to the concerns of our neighbor to the south, we have completely redesigned the vehicle access and on -site parking. The southern driveway will be designated one way, exit only, will be approximately 4' to 6' lower than the neighboring property, and all parking facing south has been eliminated. In addition to the natural existing buffers there is dense landscape at the property line and a three stall garage (shown on the attached site plan) directly between the neighbor's home and the event center. The main entry will be between our home and the barn and will accommodate catering staff parking, handi -cap parking and all arriving guests. Wayne and I feel this is the best set up historically as there used to be a road in this location used by the farmers to drive their tractors to the fields in the back of the barn and the field in front of the barn (please see photo) and as guests drive on to the property they will be driving past our home that was built in 1850 for a historic flair. Functionally we feel this is the best location because our main driveway leads guest's right to the main entrance on the North side of the barn which is also where the handicap spots are located as well as staff parking. The one way in one way out drive is also good for circulation as there will not be cars coming and going on the same drive. By straightening out the driveway on the south side and losing the extra parking spots, it helps the site function better. The exit driveway located on the south side of the barn has several feet between the driveway and the very dense tree line of evergreens and tall trees, several feet on the neighbor's side of the tree line, a three stall garage, space between the house and the garage, then the home. We feel this is adequate space to shield most of the lights leaving the property. The grade of the proposed driveway site drops down 4 -6ft, will exit well in front of the neighbor's home and directly in across from 74 street. Page 2 i ree line density Top picture looking from road, bottom picture looking through to neighbor's property. Page 3 I •. eC;q,. - 1, Tree line and proposed driveway. You can see how the Page 4 Distance between trees and garage on south neighbors property. Distance from 3 stall garage to home Page 5 Exit to street cross from proposed exit driveway Parking Lot The formula used to determine parking spaces is 2.5 people per car for 400 occupants. Over flow parking solutions will be to have access to the land directly behind the parking lot owned by Steven Geiss, Masonic Lodge, and the church. We will provide transportation from the Masonic Lodge and the church if necessary. We will obtain a letter giving us permission to use Steven Geiss land. Handicap parking has been relocated to be closer to the main entrance and staff parking is located nearthe main entrance as well with a designated loading space. Page 6 Building Occupancy The occupancy of the barn prior to a fire suppression system is 99 or less and the completed barn occupancy will be 400 people. Lamar Avenue Parking There will be NO EVENT Parking on Lamar Avenue. To ensure our guests do not park on Lamar Avenue we will have it written into our contract with whoever rents the property. Also, the off duty police officer on site will monitor this. Noise Levels Our hours of operation are Monday thru Thursday and Sunday 8am to 10:30pm, Friday and Saturday 8am to 12:30am. The music will be turned off at 10:OOpm during the week and 12:OOam on the weekends. Guests will need to be off the property by 10:30pm during the week and by 12:30am on weekends. Wayne and Angi or the off duty officer will ensure the music is off at these times. There will be a noise meter on site to monitor the noise levels. In our contract we will have strict rules about the time the amplified music needs to be turned off, the time people need to be off the property, and have the ability to cut off the power if the noise levels become a problem. If we continue to have complaints about noise then we can meet again and figure out a solution. We will do our best to follow these rules. Minnesota State Noise Staridards These ara land use 'reraelving" standards arKJ are not tied to MIN, The L10 is the sound level exceeded for two or 6 niinuies of an hour. 1110 Ls0 Is the Sound level exoaecrad for 50% or 30 minutes of an flour. Page 7 Ehi)timc (7 tint to ICr Pm) Nighttiow 110 pm to 7 um) Noi eAwa Lit) 191 IJO 1- Cla,iiificalicm NA( ' -1 0 W) tl tti trc idwiall NAi '7u f %5 7n b5 tcr�mnk +rt my NAC' -4 NO 75 80 75 (nKltnuial) These ara land use 'reraelving" standards arKJ are not tied to MIN, The L10 is the sound level exceeded for two or 6 niinuies of an hour. 1110 Ls0 Is the Sound level exoaecrad for 50% or 30 minutes of an flour. Page 7 Screening Screening issues have been resolved with our prosed one way travel drive. There are high density trees and shrubs to alleviate most of the light traffic on the south end of the property. The city is not requiring us to add more landscaping at this time. Drainage A future pond will be designed and installed to catch any runoff from the parking lot after it has been fully hard surfaced. Historical Designation We have applied for the application to have the barn placed on the local Register of Historical places. We met with the Advisory Committee on Historic Preservation along with John Burbank on Tuesday, July 9, 2013. The Advisory committee approved our application to have the barn on the local Register of Historical places and approved the use of tents on the property. Weather Watcher In the event of serious weather conditions we can purchase a weather scanner, have someone monitor the weather and cancel the event if bad weather is imminent or approaching as this is the Lamar Ball fields approach. We will have something written in our contract with guests that it is at their own risk and liability when bad weather approaches if they choose to stay on the property. They will not be allowed in the barn as long as the barn is not being used for the event nor will they be allowed in our home. ADA Handicap parking spaces will be located near the main entrance and will meet minimum slope requirements. Definition of Each Phase of Barn Project Phase 1 Tent use coley Grading and drainage Install a new septic system Establish gravel parking surface Establish traffic circulation Move current garage to new location near barn for bathrooms Attach garage to barn with corridor Build bathrooms in garage Store cars in barn until we get in Phase 2 Lower level of the barn - Spring of 2015 Have the barn engineered to include wooden silo Cut in double doors on East side, center of barn Add patio in front of double doors Install fire wall to accommodate 99 people or less Pour new concrete to level floor on lower level to accommodate 99 people or less U-M Bring electric up to code Take out the majority of the upper floor to be repurposed later If gravel parking surface becomes an issue pave driveway on South end of barn Phase 3 Cut a bar in wooden silo on second level Design and build bride changing area on second floor bump out Design and build bride bathroom on second floor bump out Design and build groom changing area on second floor of garage above bathrooms Design and build second and third level mezzanine install fire suppression system Install stainless counter top area for catering Phase 4 Insulate barn Add heating and cooling Pave the remaining parking lot and driveway Design and install a pond rain garden for runoff Page 9