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HomeMy WebLinkAbout2018-07-10 PACKET 05.B. TO: Advisory Committee on Historic Preservation FROM: John M. Burbank, Senior Planner DATE: July 2, 2018 RE: Forest Home – HPCUP Introduction At the last regular meeting of the ACHP, the Committee continued the request by Wayne and Angi Butt for a new Historic Places Conditional Use Permit (HPCUP) for the Dr. Arthur H. Steen House (Forest Home) located at 7405 Lamar Avenue. The requested action would allow for the property to be utilized as a wedding and event center that includes the construction of a new ballroom venue to the site, a septic system upgrade, the creation of a parking lot, and stormwater infiltration basin. Location Map Advisory Committee on Historic Preservation Forrest Home HPCUP July 10, 2018 Page 2 of 4 Background In 1983, the 3.9-acre 1880 era home and property were placed on the City’s Register of Historic Sites and Landmarks. Several articles about the property are attached to this memorandum. Site Orthophoto Discussion The applicants are seeking direction from the City before investing in extensive plans and drawings, as they have proven that they can operate a similar historic venture in a residential neighborhood without notable disruption. Advisory Committee on Historic Preservation Forrest Home HPCUP July 10, 2018 Page 3 of 4 At the May ACHP meeting the Committee discussed that the ballroom would be a new accessory building on the site and not an addition to the existing historic home. Also discussed were tree loss, neighborhood impacts, and the ability to provide adequate parking on the site to meet the needs of the proposed use. The applicants’ updated information is attached. Ordinance Requirements City Code Title 11-9H-4(3) allows for limited commercial ventures on historic properties subject to the following conditions: 3. Limited 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. (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- 3-9F 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. Advisory Committee on Historic Preservation Forrest Home HPCUP July 10, 2018 Page 4 of 4 (13) The development does not create any increase in the level of noise, air, or other pollu- tion 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. Recommendation That the ACHP review the proposal, discuss the plans with the applicants, and provide a recommen- dation to the City Council. Attachments Applicant Narrative Revised Site Plan 6-22-18 Ballroom HPCUP Response Narrative co wh tStYg- 7.705 Lamar ti •?� Avenue South R AP.er, 4th St` t)PPPI %'4rh St 5 BALLROOM An a PARKING / INFILTRATION PON (TW Up 4fh. S Uppe .. r e Description of Proposal: Wayne and Angela Butt, 7405 Lamar Avenue South, Cottage Grove, MN We purchased the beautiful Historic Dr. Arthur H. Steen home property AS-IS in August of 2014. The home sits on four acres that was formerly owned by John P. Furber. Dr. Steen was allowed to use the southwest corner of the lot to build a doctor’s office. He later purchased the property and built the home that stands today on the property. Behind the home is several acres that have never been used and is full of a variety of trees – later termed “The Forest Home”. The cost of maintaining the buildings on the property has increased over the years due to labor costs in the fields required to maintain the property. 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 continues to work a full time job and the historic property venture will be Angi and the children’s full time job. Our plan for the property is to have weddings, receptions, events, meetings, and conferences in a newly constructed ballroom in the forest. We would also have outdoor weddings, receptions, and events located on the property. The bride and brides’ maids would have access to a space in the ballroom to get ready for the wedding. Also, the groom and groomsmen would have access to another space in the ballroom to get ready. These spaces would have bathrooms to include a larger public style restroom as there will be no porta potties/satellites 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. The entire ballroom and grounds surrounding will be ADA accessible. 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 1880’s. Access to the property would be a new class 5 parking lot on the east end of the property along the tree line. Handicap vehicles and vendors will have concrete poured as required. All parking will be on the property and the parking lot will be located east side. There will be 150 parking spots and each space will be 10ft by 20ft. The maximum capacity in the ballroom is 300 people, 2 people per car, maximum of 150 cars of additional traffic. We will have one sign on the property that does not exceed 20 square feet. 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 alcohol at approved events, subject to a display and consumption liquor liscense and meeting all requirements for that type of use. We plan to have the ballroom on its own power, septic, and well. 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 in conformity 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 preserve 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 5mph 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. I. The use shall cause minimal adverse environmental effects. List any effects. Our goal is to ensure that there will be none. J. 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.