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Home My WebLink About2018-07-23 PACKET 06.2.STAFF REPORT CASE: HPCUP18-041 & V18-048 ITEM: 6.2 PUBLIC MEETING DATE: 7/23/18 TENTATIVE COUNCIL REVIEW DATE: 8/15/18 APPLICATION APPLICANT: Wayne Butt REQUEST: An amendment to the John P. Furber Wedding & Event Center Historic Places Conditional Use Permit for use and site plan modifications to allow for a second driveway, ADA accessibility improvements, stormwater man- agement modifications, an addition to the John P. Furber House, and to add a formal outdoor ceremony garden patio; and a variance to setback requirements for the gravel parking area on the west and north borders of the property. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7310 Lamar Avenue South R-4, Low Density Residential Rural Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Rural Residential EAST: Residential Rural Residential SOUTH: Residential Rural Residential WEST: Agricultural Parks/Open Space SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank(d)_cottagegrovemn.gov Application Accepted:. HPCUP: 5/30/18 & V: 6/28/18 60 -Day Review Deadline: HPCUP: 7/29/18 & V: 8/27/18 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report John P. Furber Wedding & Event Center Case HPCUP18-041 & V18-048 July 23, 2018 Proposal Wayne and Angi Butt have two applications before the City. The first is for an amendment to their 2013 Historic Properties Conditional Use Permit (HPCUP) that is regulated in City Code Title 11-9-H(4) and governed by Resolutions 2013-129 and 2013-130. The Butts are proposing the following improvements and uses to the site at 7310 Lamar Avenue South through the HPCUP amendment process: 1. The addition of a second access drive that connects with Lamar Avenue. 2. The addition of a wedding ceremony patio/garden area on the south side of the barn. 3. The modification of the parking lot to install porous parking improvements in the exist- ing stormwater basin and increase the parking count over that area. 4. A phased home and garage addition to the Historic Furber Homestead in preparation for use of the structure as a bed and breakfast. 5. Complete landscaping improvements to the project for screening/buffering and beauti- fication purposes. The second application is for a parking setback variance to permit a 10 -foot setback variance to allow for the parking lot to be located at the western property line. SITE Location Map Location Map Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 2 of 14 Review Process Application #1 — HPCUP Application Received: May 30, 2018 Acceptance of Completed Application: May 30, 2018 Tentative City Council Date: August 15, 2018 60 -day Review Deadline: July 29, 2018 120 -day Review Deadline: September 27, 2018 Application #2 — Parking Setback Variance Application Received: June 28, 2018 Acceptance of Completed Application: June 28, 2018 Tentative City Council Date: August 15, 2018 60 -day Review Deadline: August 27, 2018 120 -day Review Deadline: October 26, 2018 Background The adopted 2013 HPCUP for the John P. Furber Wedding & Event Center at 7310 Lamar Avenue South identified the following actions/uses: • To register their barn on the City's Local Register of Historic Places and Landmarks; • To conduct unlimited outdoor weddings and other special events (including corporate events, benefits, conferences, and retreats); • To construct a phased designated parking area and access drive to accommodate the pro- posed uses. • To have the ability to temporally install a 4,000 square foot commercial grade event tent for use by wedding and event guests. The conditions related to the HPCUP all relate to the orderly operation of the use and public safety and welfare. Since the initial approval, the applicants processed one additional HPCUP amendment before the City in 2015, which permitted a second addition onto the historic registered barn, and they have also brought the entire barn into compliance with state building and fire codes related to fire suppression and occupant safety. The applicants are also working closely with the State and elected officials to ensure that all similar barn venues in Minnesota are designed to meet regula- tions established to protect occupant safety. The applicant's1871 home on the site was entered on the National Historic Register in 1982 and on the City's Local Register of Historic Places and Landmarks in 1983. The detail below is from the Andrea's Atlas of Washington County that was produced in 1874 and depicts the applicants' home as it appeared when owned by John P. Furber and family. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 3 of 14 Historic John P. Furber Home — C. 1874 The arch -styled dairy barn was constructed in 1947 by the Vandenberg's and was placed on the City's Local Register of Historic Properties in 2013. Since 2013, the barn, with its new additions, has been transformed from a rundown dairy barn into a tastefully appointed and highly sought- after wedding and event center. Site Detail Air Photo Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 4 of 14 Planning Considerations Site Plan According to the applicant, each event that is held at the facility reveals new information on how operations on the site could function better in terms of safely moving traffic, people, catering crews, garbage removal, and other aspects of a large multi -use venue. The modifications pro- posed to the existing site plan associated with the HPCUP address the most important matters. p � Prem. I d II �I yll � J IWdiK II SIT _ I I I HWak V.,hine Sh¢d _ __ _ _- _i Flrop-o11181ndbR O�ud �I'. __ 1 �• I H1410FIC BSfa -+ LPMr Kastle« i - I 1 Pa11a wr w ,r Hmbr*c Rsrsidenw \~ J J' 41 40111 1 Clremprrl .ann r _ 7i� lamp �Y F�..--- r•+a-------�� --------- ----- 1 . F _ F'Umaf flVBf1 UE • � idltrStreet '`� �( �' -�•s 'F�7,j�851reet �v 1 2018 Proposed Site Plan Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 5 of 14 Driveway Addition A second driveway was proposed with the initial HPCUP but was not approved by the City Council based on the uncertainty of the proposed site operation and the proximity to the neigh- bors to the south. A detail of the 2013 drive proposal is shown below. 2013 Driveway Proposal The proposed second driveway would help improve site circulation and handicap accessibility and would provide on-site bus parking. The new drive will require a relocation and modification to the existing septic drain field. County approval is required for the septic modification. 2018 Proposed Driveway Configuration Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 6 of 14 Another noted benefit of the new drive is that egressing traffic after events will align with 73rd Street versus the neighbor's house across the street. '11 77 _ gr 7 Y New Headlight Path T �'— 73rd Street Existing Headlight P[h Headlight Path Detail Wedding Ceremony Patio/Garden Area The current wedding ceremony area is located in the southwest corner of the site. This area is on land owned by a different family with whom use arrangements have been made. The stated goal of the 2018 revised site plan is to centrally relocate the ceremony area to the east side of the barn in a new patio/garden area. The detail below identifies the existing and proposed areas. ` `1 ,L Existing Ceremony Area -s- a ' Proposed Ceremony Area _�II it .N S Wedding Ceremony Patio/Garden Area Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 7 of 14 Stormwater Management As with all new or redeveloping areas that include the creation of additional impervious surface, stormwater management requirements need to be satisfied. The applicant has requested to de- lay the expenditure of monies on stormwater engineering until after action has been taken on the requested uses. All City and South Washington Watershed District standards would need to be met for final surface water management plans. Furber Home Additions The applicants receive frequent inquiries into the availability of onsite accommodations for guests and hosts of scheduled events. To set the stage for the ability to accommodate on site lodging, the current request includes the ability to convert the Historic Furber Home into a bed and breakfast. The stated plan is to renovate the structure in a phased approach as time and funding permit. All additions and modifications would be required to be reviewed by the Advisory Committee on Historic Preservation (ACHP) and the Fire and Building Departments. Landscaping Improvements The City's landscaping ordinance is silent on requirements for uses approved through the HPCUP process. Landscaping improvements are being considered as part of the application as they act as buffering and screening to the existing and proposed uses on the site and are a component of the site plan approved with the HPCUP. The proposed landscaping improvements meet the intent of the landscaping ordinance. Landscape improvements should not negatively impact septic areas or vehicle sight lines on public roadways. Landscape buffering will be re- quired to be installed along the western property line. Final landscape design shall be approved by the Community Development Department. Compliance with Ordinance Requirements The City's Historic Property Conditional Use Permit (City Code Title 11-9A-4) was adopted on February 4, 1998 (Ord. No. 653). At that time, the applicants' property was identified as one of 11 habitable sites that could meet the proposed ordinance criteria. The ordinance was adopted as a means in which to allow owners of large historic properties within the city the ability to cre- ate additional resources to maintain the unique historic properties 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. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 8 of 14 (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. (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. Comprehensive Plan The property is guided for Rural Residential in the 2030 Comprehensive Plan. Limited commer- cial ventures conducted at historic properties are allowed as conditional uses within residentially guided properties that meet the zoning ordinance criteria. The Draft 2040 Land Use Map main- tains that land use designation. 2030 Land Use Map Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 9 of 14 Zoning The property is zoned R-4, Low Density Residential. Limited commercial ventures conducted at historic properties are allowed as a conditional use within the R-4 zoning district. Zoning Detail ACHP Review The City's Advisory Committee on Historic Preservation (ACHP) reviewed the application re- quest at their meeting in May, 2018. The ACHP unanimously recommended that the City Council approve a certificate of appropriateness that allows for the proposed uses and site amendments as a part of the requested Historic Property Conditional Use Permit amendment, that said approval be subject to additional review by the ACHP related to structural modifications to the Historic Furber homestead, and that the approval contain appropriate language in the conditions to continue to protect the health and safety of the general public as well as the histor- ical integrity of the property. Parking Lot Modification Parking on the site during events has not been identified as an issue, but the applicant has indi- cated a desire to increase the parking field to 138 spaces. The proposed parking lot modifica- tions include the creation of a porous paver parking area over the existing depressional area designed for current surface water management practices. Additional parking would not be detrimental to the use on the site, but surface water implications of the request would need to be addressed. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 10 of 14 k_IMMM__ -. r..� .� ..Ai'4 NO MI Ja im son c Current Ponding Area Variance The site schematic submitted with the HPCUP identified the parking field to be located at the western property line with no setbacks as identified in bright yellow below. During the Technical Review Committee discussions on the site plan modifications, it was noted that given the commercial nature of the use, that the commercial parking setback standards of 10 feet in the B-1 and B-2 zoning districts should be required. The purpose of this recommenda- tion was to allow for landscaping within the 10 -foot setback area as a buffer to future adjacent land uses. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 11 of 14 _.. •.r i I I � it I I II I, 'i — _ I,I'I I (r rt`1 I' - ,y w Ptalra �I I I P wtormMnhine Sheol orupuH: 3end�uk Caen 'I _ I I Parking Lot Zero Lot Line Setback Detail Given the existing building infrastructure configurations on the lot, the applicant has chosen to apply for a variance to allow for the zero lot line setback. One of the applicant's noted unique factors related to the variance request is that the 2030 Comprehensive plan and the draft 2040 comprehensive plan identify a parks and open space land use classification for the adjacent property to the west. City ordinance states that the City Council may grant variances from the strict application of the Zoning Ordinance and can impose conditions and safeguards on the variance. In considering variance applications, the effect of the proposed variance upon the following issues should be considered: 1. The health, safety and welfare of the community-, 2. Traffic conditions-, 3. Light and air encroachments-, 4. Danger of fire-, 5. Risk to the public safety-, 6. The effect on values of property in the surrounding area-, and 7. The effect of the proposed variance upon the Comprehensive Plan. Given the inability to meet basic light and air setback conditions between adjacent land uses, the Technical Review Committee recommended denial of the requested zero -lot line setback variance. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 12 of 14 If the parking setback issue were to be resolved, the City's Technical Review Committee did not identify any issues with the proposed site and use amendments that were contrary to the ordi- nance criteria related to the issuance of a Historic Property Conditional Use Permit. Based on the recommendation of the Technical Review Committee, the applicant has revised the site plan to reduce the center drive aisles from 24 feet to 21 feet wide and included a 6 -foot wide landscaped buffer along the western property line. This action modifies the variance request from 10 feet to 4 feet. The revised site plan is shown below. Gael _. II - -in- - - YYY II l r e i ' I I ly II {l, y I11 - . _T_ 9 - WI � f J •'F Pa+ N �- ml• Cr+ Crotid iY eEc Pa=I-a' Revised Site Plan with 6 -Foot Setback If the variance were to be granted, the Planning Commission and Council would need to concur that the established findings of fact for granting the variance are valid. Absent the variance, the HPCUP could still be approved, but the recommended 10 -foot setback would need to be met. Findings of Fact 1. The future land use designation of the adjacent property to the west as Park and Open Space minimizes the need to provide separation and screening of different adjacent land uses. 2. The health, safety, and welfare of the community is not negatively impacted by the requested variance. 3. The additional parking on site will improve internal and external traffic movements related to the site. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 13 of 14 4. The four -foot setback deviation does not negatively impact available light and air conditions of the site or adjacent property as screening is being provided. 5. The increased value of the applicants' property due to the site improvements will maintain or improve property values in the surrounding area. 6. There are no adjacent habitable structures adjacent to the setback request. Public Hearing Notices Public hearing notices were mailed to 37 property owners who are within 500 feet of the pro- posed addition project. These notices were mailed on July 12, 2018. The public hearing notice was also published in the South Washington County Bulletin on July 11, 2018. Summary The proposed use is consistent with the list of permitted limited commercial ventures specified in the ordinance and with proper conditions of approval that protect the health and safety of the general public, it will create an improvement to the unique use of a registered historical property within the community. Recommendation That the Planning Commission recommends the City Council take the following actions; A. Approve the request for a four -foot variance to allow for a six-foot setback and landscaped area along the rear yard at 7310 Lamar Avenue based on the established findings of fact listed above. B. Adopt a resolution granting a certificate of appropriateness and amending the existing Historic Property Conditional Use Permit at 7310 Lamar to allow for the following actions: 1. The addition of a second access drive that connects with Lamar Avenue. 2. The addition of a wedding ceremony patio/garden area on the south side of the barn. 3. The modification of the parking lot to install porous parking improvements in the exist- ing stormwater basin and increase the parking count over that area. 4. Create a phased home and garage addition to the historic Furber homestead in prep- aration for use of the structure as a bed and breakfast. 5. Complete landscaping improvements to the project for screening and beautification purposes. The approval would be subject to the following conditions: 1. The conditions of approval in Resolutions 2013-129 and 2013-130 shall be complied with. Planning Staff Report Planning Case No. CUP18-041 & V18-048 John P. Furber Wedding & Event Center July 23, 2018 Page 14 of 14 2. All applicable permits (i.e., building, electrical, grading, mechanical) must be completed, submitted, and approved by the City prior to the commencement of any licensed activi- ties. Detailed construction plans must be reviewed and approved by the Building Official. 3. The property shall be inspected by the City Fire Marshal and all requirements arising from that inspection shall be completed prior to the commencement of any permitted activities. 4. The property shall be inspected by the Washington County Health Department and all re- quirements arising from the inspection shall be completed prior to the commencement of any construction activities. 5. The private septic system modifications shall be reviewed and inspected by the Washington County Health Department. 6. A surface water management plan meeting all City and South Washington Watershed Dis- trict standards shall be submitted and approved by the City Engineer. 7. The location of the new driveway addition shall be approved by the City Engineer. 8. A right-of-way permit is required for the new driveway addition. 9. Signage on the property is limited to twenty (20) square feet. 10. The final parking design is required to be reviewed by the Planning Staff. Any parking im- provements on the site must not negatively impact the drainage of the site or adjacent properties. 11. Modifications related to the Historic Furber Home shall be reviewed by the Advisory Com- mittee on Historic Preservation, Planning Division, and Building Division. 12. The landscaping must be continually maintained in the setback variance area. 13. The applicant shall provide a revised landscaping plan to include additional tree and vegeta- tion along the entire western property line. 14. A letter of credit in the amount of 150 percent of the landscape estimate and a revised land- scaping plan shall be submitted to the City as required by City Code Title 11-6-5. The finan- cial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. Prepared by: John M. Burbank, AICP Senior Planner na 0 Historic Barn I I �xW �.Patio s.a�, l (" y Cer m rch Grov j - Lawn Praire s Meadow ^�- PARKING:7 HC Stalls V HISTORIC IN r 190 Standard Stalls 147 TOTAL JOHN P. FURBER i FARM l II 261, 1 i 7310 Lamar Ave. S. Cottage Grove, MN 55016 1, }11� 231 I ` -,1 Prairie I a 1 6 'I Meadow I t 11 I1 r I 10 it — �1 I Historic Machine �� -- W t Feat . , Pra rie ' Lawn Meadow " -- I - I Historic Residence - Iw�maaaa�oal I � Lawn _ I P ame_ ' Site Master Plan Meadow M,d6 SeOtc SYatw a req d dl'.. )Sig, aar Avenue i ' I' 2 May 2018 ra SCALE. 1'=W' 1 '• jf �( �f treet McSiCvl I 74th Street HISTORIC JOHN P. FURBER FARM 7310 Lamar Ave. S. Cottage Grove, MN 55016 71 I uric Resident m I Lamar Avenue I 73rd Street U.0 Conceptual Planting Plan HGA 2 May 2018 scn�e�