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HomeMy WebLinkAbout2018-09-24 PACKET 06.2. STAFF REPORT CASE: HPCUP18-052 ITEM: 6.2 PUBLIC MEETING DATE: 9/24/18 TENTATIVE COUNCIL REVIEW DATE: 10/17/18 APPLICATION APPLICANT: Wayne and Angi Butt REQUEST: An Historic Places Conditional Use Permit amendment to construct a 10- bedroom home that would look similar to the existing 1871 house on the property at 7310 Lamar Avenue South, which will be used as a bed and breakfast as part of the John P. Furber Wedding & Event Center. SITE DATA LOCATION: 7310 Lamar Avenue South ZONING: R-4, Low Density Residential GUIDED LAND USE: 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, 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@cottagegrovemn.gov Application Accepted: 8/28/18 60-Day Review Deadline: 10/27/18 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report John P. Furber Wedding & Event Center Bed and Breakfast Planning Case HPCUP18-052 September 24, 2018 Proposal Wayne and Angi Butt have an application before the City for an amendment to their original 2013 Historic Properties Conditional Use Permit (HPCUP) that is regulated in City Code Title 11-9-H(4) and is currently governed by City Resolution 2018-103. The proposed amendment requests the ability to construct a new standalone structure with 10 guestrooms and associated common areas at 7310 Lamar Avenue South and to operate the new facility as a bed and breakfast. Location Map Review Process Application Classification – HPCUP Application Received: August 28, 2018 Acceptance of Completed Application: August 28, 2018 Tentative City Council Date: October 17, 2018 60-day Review Deadline: October 27, 2018 Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 2 of 11 Background On August 15, 2018, the City Council adopted Resolution 2018-103, which amended the exist- ing HPCUP approved in 2013 for the John P. Furber Wedding & Event Center. Since the initial approval, the applicants processed two additional HPCUP amendments before the City. The first was in 2015, which permitted a second addition onto the historic registered barn. The second amendment was in the summer of 2018 and approved the following uses: 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 applicant’s1871 home on the site was entered on the National Historic Register in 1982 and 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. Historic John P. Furber Home – C. 1874 Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 3 of 11 The arch-styled dairy barn was constructed in 1947 by the Vandenbergs 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 John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 4 of 11 Planning Considerations Site Plan After reviewing the logistics and costs to convert the 1871 Furber home into a code compliant and ADA accessible bed and breakfast, the applicants determined that a newly constructed fa- cility would be more cost effective and easier to accomplish. The 1871 Furber home would still be rehabilitated and repurposed with uses associated with the wedding and event center opera- tions. The City’s Advisory Committee on Historic Preservation (ACHP) will monitor this rehabili- tation. The applicant has not provided architectural design renderings or plans of the new structure, and report that it would be complementary and reflective of the 1871 structure but not a repro- duction. The ACHP will review and approve the plans for this structure in relation to the historic site. The new bed and breakfast facility location is highlighted in yellow below. 2018 Proposed Site Plan Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 5 of 11 Setbacks The proposed structure meets the setback requirements established for the R-4 zoning district. Driveway Location With the current proposed site plan modification, the future second driveway that was approved would be reconfigured internally but still maintain the alignment with 73rd Street. 2018 Approved Site Plan and Driveway Configuration Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 6 of 11 2018 Proposed Driveway Location Revision Detail As stated in the previous staff report for this site, the proposed second driveway would help im- prove site circulation and handicap accessibility and 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. Parking The existing site approval for 138 parking spaces is sufficient to accomidate the 10 vehicles associated with the proposed use, as it is anticipated that the majority of the users of the B&B accommodations will be the hosts or guests utilizing the event center. The future use of the 1871 homestead is related to event planning services and would not occur during event activi- ties, so parking is not an issue for this use on the site. The revised final site plan should identify approved accessible parking spaces near the new structure. Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 7 of 11 Approved Parking Lot Configuration Detail 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 uses requested in 2018. All City and South Washington Watershed District standards would need to be met for final surface water management plans. 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. Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 8 of 11 (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. (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 City’s Technical Review Committee reviewed the application in relation to the referenced ordinance criteria and recommended approval of the request. Land Use 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 John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 9 of 11 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 July 2018. The ACHP unanimously recommended that the City Council approve a certificate of appropriateness that allows for the proposed use and site amendments as a part of the requested Historic Property Conditional Use Permit amendment, that said ap- proval 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 historical integrity of the property. Landscaping It is recommended that the final site plan include landscaping as screening along the northern side property line. Septic The existing septic system is reported to be sufficiently sized to accommodate the additional discharge from the new use on the site. 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 September 12, 2018. The public hearing notice was also published in the South Washington County Bulletin on September 12, 2018. Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 10 of 11 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 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 approve an amendment to the original 2013 Historic Properties Conditional Use Permit (HPCUP) that is regulated in City Code Title 11-9-H(4) and currently governed by Resolution 2018-103 to permit the construction of a new standalone structure with 10 guestrooms and associated common areas and driveway at 7310 Lamar Avenue South and to operate the new facility as a bed and breakfast. The approval would be subject to the following conditions: 1. The conditions of approval in Resolution 2018-103 shall be complied with. 2. The new Bed and Breakfast kitchen shall meet the requirements of Washington County related to commercial kitchens or food preparation areas. 3. 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. 4. 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. 5. 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. 6. The private septic system modifications shall be reviewed and inspected by the Washington County Health Department. 7. A surface water management plan meeting all City and South Washington Watershed Dis- trict standards shall be submitted and approved by the City Engineer. 8. The location of the new driveway addition shall be approved by the City Engineer. 9. A right-of-way permit is required for the new driveway addition. 10. Signage on the property is limited to twenty (20) square feet. 11. The final parking design is required to be reviewed by Planning Staff. Any parking im- provements on the site must not negatively impact the site drainage or adjacent properties. Planning Staff Report John P. Furber Wedding & Event Center – Planning Case No. CUP18-052 September 24, 2018 Page 11 of 11 12. Modifications related to the Historic Furber Home and the construction drawings for the new structure shall be reviewed and approved by the Advisory Committee on Historic Preserva- tion, Planning Division, and Building Division. Prepared by: John M. Burbank, AICP Senior Planner Attachments: Resolution 2018-103 CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2018-103 A RESOLUTION APPROVING A CERTIFICATE OF APPROPRIATENESS AND AMENDING THE HISTORIC PROPERTIES CONDITIONAL USE PERMIT FOR THE JOHN P. FURBER WEDDING & EVENT CENTER, AND GRANTING A VARIANCE TO REAR SETBACK REQUIREMENTS TO ALLOW A PARKING LOT TO BE SIX FEET FROM THE REAR PROPERTY LINE AT 7310 LAMAR AVENUE SOUTH WHEREAS, Wayne and Angi Butt applied for an amendment to their Historic Properties Conditional Use Permit (HPCUP) to make the following improvements and uses to the John P. Furber Wedding & Event Center: 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. WHEREAS, Wayne and Angi Butt also applied for a variance to rear yard setback requirements to allow the parking lot to be six feet from the western property line when 10 feet is required, on property legally described below. Block "G" of the Village of Cottage Grove except that part of said Block "G" described as follows: beginning at the Southeast corner thereof, thence in a Westerly direction along the South line thereof 10 rods and 6 links; thence in a Northerly direction parallel with the East line of said Block "G" 9.5 rods, and thence in an Easterly direction and parallel with the South line of said Block "G" 10 rods and 6 links, and thence in a Southerly direction along the East line of said Block "G", 9.5 rods to the point of beginning. ALSO EXCEPTING all that part of Block "G" of Cottage Grove, as the same is on file and of record in the office of the Register of Deeds in and for Washington County, Minnesota, described as follows: Commencing at the southeasterly corner of Block "G" of the plat of "Cottage Grove", Washington County, Minnesota; thence northerly along the easterly line of said Block "G" for 156.75 feet to a square metal shaft in place, which is the point of beginning of this description; thence continuing northerly along said easterly line of Block "G" for 54.5 feet; thence westerly, parallel with the South line of said Block "G" for 366.0 feet to the West line of said Block "G"; thence southerly along said West line of Block "G" for 191.1 feet to its intersection with a line drawn parallel with said South line of Block "G: at a distance of 22.0 feet northerly therefrom; thence easterly along said parallel line of 167.7 feet to a point which is 168.96 feet westerly of the easterly line of said Block "G"; thence northerly City of Cottage Grove, Minnesota City Council Resolution 2018-103 Page 2 of 4 and parallel with said easterly line of Block "G" for 134.75 feet; thence easterly and parallel with said southerly line of Block "G" for 168.96 feet to the point of beginning, Washington County, Minnesota. Commonly known as 7310 Lamar Avenue South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, the Planning Commission reviewed this application at their meeting on July 23, 2018; and WHEREAS, a planning staff report which detailed specific information about the property and the variance application was prepared and presented; and WHEREAS, the Planning Commission reviewed the variance criteria and findings of facts established by the Zoning Ordinance for granting a variance; and 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 public hearing was open for public testimony and no one spoke for or against the application; and WHEREAS, the Planning Commission unanimously (6 -to -0 vote) recommended to the City Council that the amendment to the John P. Furber Wedding & Event Center Historic Prop- erties Conditional Use Permit be approved and the variance be granted based on the established findings of fact and subject to the conditions listed in the Planning Staff Report. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the Certificate of Appropriateness and amend- ment to the John P. Furber Wedding & Event Center Historic Properties Conditional Use Permit (HPCUP) to make the following improvements and uses to the: 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. City of Cottage Grove, Minnesota City Council Resolution 2018-103 Page 3 of 4 BE IT FURTHER RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby grants a variance to City Code Title 11-3-9D(6), Off -Street Parking and Loading, to rear yard setback requirements to allow the parking lot to be six feet from the western property line when 10 feet is required, on property legally described above. Granting this variance is based upon the following findings of fact: A. 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. B. The health, safety, and welfare of the community is not negatively impacted by the requested variance. C. The additional parking on site will improve internal and external traffic movements related to the site. D. The four -foot setback deviation does not negatively impact available light and air con- ditions of the site or adjacent property as screening is being provided. E. The increased value of the applicants' property due to the site improvements will main- tain or improve property values in the surrounding area. F. There are no adjacent habitable structures adjacent to the setback request. BE IT FURTHER RESOLVED, the recommendation for approval is subject to the follow- ing conditions: The conditions of approval in Resolutions 2013-129 and 2013-130 shall be complied with. 2. All applicable permits (i.e., building, electrical, grading, mechanical) must be com- pleted, 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. 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 requirements arising from the inspection shall be completed prior to the com- mencement of any construction activities. 5. The private septic system modifications shall be reviewed and inspected by the Washington County Health Department. City of Cottage Grove, Minnesota City Council Resolution 2018-103 Page 4 of 4 6. A surface water management plan meeting all City and South Washington Water- shed District 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 park- ing improvements 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 Advi- sory Committee 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 vegetation along the entire western property line. 14. A letter of credit in the amount of 150 percent of the landscape estimate and a revised landscaping plan shall be submitted to the City as required by City Code Title 11-6-5. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscap- ing improvements. Passed this 15th day of August 2018. yron Bail r,yayor Attest: Jo F schbach, City Clerk