HomeMy WebLinkAbout2000-11-28 NAC DRAFT Memorandum to OPH • •
NAC ;. NGR! Wt$! A$$OC AUUO CONSULTANTS. INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac @winternet.com
MEMORANDUM
TO: Kris Danielson / Tom Melena
FROM: Scott Richards DRAFT
DATE: November 28, 2000
RE: Oak Park Heights - Cover Manor Expansion
FILE NO: 798.02 - 00.16
After receiving the application from Chuck and Judy Dougherty for change to the Zoning
Ordinance to allow for their Bed and Breakfast expansion, I have put together some
options for the Planning Commission to consider related to this request. This is a very
specific request for a type of business that will likely not proliferate through the residential
or commercial districts of the City. On the other hand, we do not want a use that could
appear in another location of the City where it wouldn't be an appropriate transitional use.
Here are some options:
1. Create a new R -1 Bed and Breakfast zone as requested by the Doughertys. Make
B & B's a permitted use under this zone. Creating a residential zone specifically for
B & B's should not be considered. The City should not create zoning districts
specific to one use or property.
2. Rezone the Cover Manor property to R -2. B & B's are allowed in that zone, but
limited to four bedroom units and dining that is intended for overnight guests only.
The Doughertys are looking to have 10 rooms, a commercial kitchen and
meeting /social rooms. A variance of the R -2 conditions could be considered (with
a doubtful outcome) or the district provisions could be amended to allow for B & B's
of up to 10 rooms with meeting /social facilities.
3. Rezone the Cover Manor property to R -B, Residential Business District. The R -B
District provisions would need to be amended to add small inns and B & B's as a
conditional use. The conditions would allow up to 10 units and allowances for
meeting /social rooms for outside groups. The conditions would also limit the ability
to add a full scale restaurant or even a coffee house. This option would be
preferred in that the use of the R -B District is limited in the City and in areas where
it is located are transitional.
We should discuss before a planning report is drafted.
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c. At least one (1) garage space is provided for each dwelling unit.
d. The proposed site is landscaped and screened with planting materials in
compliance with Section 401.15.E. of this Ordinance.
e. The proposed structure design is reasonably compatible with its low density
residential environment, as determined by the City Council.
.7
*f. The provisions of Section 401.03.A H of this Ordinance are considered and
satisfactorily met. --��
5. Bed and breakfast facilities providing that the following criteria are met:
a. A maximum of four (4) bed and breakfast units may be established within a
structure.
b. The facility shall have a State license (hotel and food), and comply with all
health, safety, building and fire codes as may be required or applicable.
c. Facilities shall be owner or manager occupied at all times when guests are
present.
d. The principal structure shall have a minimum size of one thousand seven
hundred fifty (1,750) gross square feet and shall be located on a lot which
meets the minimum dimensional lot requirements of the district in which it is
located.
e. All bed and breakfast units shall be established within the principal structure.
f. Not more than the equivalent of one (1) full -time person shall be employed
by the bed and breakfast facility who is not a resident of the structure.
g. Dining and other facilities shall not be opened to the public, but shall be
used exclusively by the registered guests and residents.
h. Two (2) off- street parking spaces shall be provided for the home plus one (1)
space for each bed and breakfast unit. Parking areas shall be screened and
landscaped and no parking space shall be located in the front yard area of
the property.
* Amended Ord. No. 97- 401.02, October 14, 1997
26 -2
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Not more than one identification sign not exceeding six (6) square feet in
area may be located on the premises. The sign shall be reflective of the
architectural features in the structure and may not be externally or internally
illuminated.
j. Adequate lighting shall be provided between the principal structure and the
parking area for the safety of guests. All external lighting shall be regulated
by conditional use permit.
*6. Manufactured Housing Parks. Manufactured housing parks including
manufactured single family housing units, offices limited to the administration of the
park, recreational buildings and structures, storm shelters, and other directly related
complementary uses, provided that:
a. General Provisions for all Manufactured Home Parks.
1) Area. All land area shall be:
a) Adequately drained.
b) Landscaped to control dust.
c) Clean and free from refuse, garbage, rubbish or debris.
2) Outdoor Camping. There shall not be outdoor camping anywhere in
a manufactured home park.
3) Public Access. Public access to manufactured housing parks shall
be as approved by the City.
4) Building Permit. All structures (fences, storage, decks, etc.) shall
require a building permit from the Building Official. Fences shall be
prohibited on individual manufactured home lots.
5) Foundation Enclosure. The area beneath a manufactured home
shall be enclosed except that such enclosure must have access for
inspection.
6) Community Building /Emergency Storm Shelter. A manufactured
home park shall have an adequate central community building and
storm shelter. Such building must be constructed in conformance
with Chapter 1370, Department of Administration, Minnesota State
*Amended Ord. 98- 401 -02, 12 May 1998
26 -3
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