HomeMy WebLinkAboutJZ Hecker IUP TI IF CITY OF
LAKE ELMO
MAYOR AND COUNCIL COMMUNICATION
DATE: 2/16/2016
CONSENT/REGULAR
ITEM #:
MOTION
AGENDA ITEM: Hecker Commercial Wedding Ceremony Venue Interim Use Permit
SUBMITTED BY: Stephen Wensman,Planning Director
THROUGH: Clark Schroeder, Interim City Administrator
REVIEWED BY: Joan Ziertman
SUGGESTED ORDER OF BUSINESS:
- Introduction of Item................................................................................................... Staff
- Report/Presentation....................................................................................................Staff
- Questions from Council to Staff............................................................Mayor Facilitates
- Public Input, if Appropriate...................................................................Mayor Facilitates
- Call for Motion..............................................................................Mayor& City Council
- Discussion......................................................................................Mayor&City Council
- Action on Motion...................................................................................Mayor Facilitates
SUMMARY AND ACTION REQUESTED:
Danielle Hecker is requesting a ten year Interim Use Permit to establish a commercial wedding ceremony
venue as an accessory use on her residential property located at 11658 50th Street North. Staff and the
Planning Commission recommend the City Council approve the request for a ten year interim use permit
for a Commercial Wedding Ceremony Venue with the following motion:
""Move to recommend approval of Resolution 2016_ approving the ten year Interim Use Permit for
a Commercial Wedding Ceremony Venue located at 11658 50th Street North with 13 conditions."
BACKGROUND AND STAFF REPORT:
The Planning Commission held a public hearing on January 11,2016,then was continued it to February
8, 2016 in order for the applicant to process a concurrent amendment to the Commercial Wedding
Ceremony Venue ordinance. At the public hearing, Councilmember Smith spoke in support of the
proposal.After the public hearing, Staff received several emails in support of the proposal.
The Planning Commission reviewed the proposal and their primary concerns and comments addressed the
following issues:
• Potential noise
• Parking setback/screening
• Access management
• Public safety driveway requirements
• Right-of-way dedication.
Noise. After much discussion,the Planning Commission decided that staff s condition requiring
conformance with city code addressed this concern.
Parking setback/screening.The Planning Commission discussed the impact of the commercial wedding
ceremony venue parking setback to the future residential development proposed for the agricultural
property(The Legends of Lake Elmo)to the north and east of the proposed.The adjacent parcel is
presently Agricultural and the proposed ten foot parking setback complies with the ordinance. If the
adjacent parcel were developed,the parking setback would be 100 feet. The Planning Commission
wanted to adequately address the screening issue knowing the area will likely be developed as residential.
In the end,the Planning Commission was satisfied that the screening would be adequately addressed by
the future development with berming and landscaping and added a condition of approval to address this
issue.
Access management.The Planning Commission supported the City Engineers access management
recommendation to connect the commercial venue access to the internal roads of the future Legends of
Lake Elmo development. The Planning Commission recommends that at the time the Legends of Lake
Elmo is developed, an 18 foot,7 ton driveway be installed to the north—northeast corner of the
applicant's property.The 18 foot,7 ton standard is to accommodate large emergency vehicles, such as a
Fire Truck and wide enough to pass if a vehicle is parked or stalled there.
Public safety driveway requirements.The Planning Commission also supported the City Engineer and
Fire Chief s request for a 7 ton—turnaround for emergency vehicles. The Commission recommended a 12
foot, 7 ton loop be installed on the site connected to the 18' wide, 7 ton driveway to the Legends road
system.
Right-of-way dedication. The Planning Commission supported the City Engineer's recommendation for
right of way dedication for a future trail along 501'Street N.The Planning Commission did not support
the applicant having to construct the trail.
In Summary,the applicant's proposal meets the requirements of the amended Commercial Wedding
Ceremony Venue ordinance.The Planning Commission amended staffs recommended conditions to
address the above mentioned issues.The central issue remaining is the balancing of public safety
concerns for access management and emergency vehicle driveway against the intent of the ordinance to
preserve the rural character. The 5oth Street access is the historic access to the property and the best
location for the applicant's clients to find the venue. 5oth Street is a collector and more suited to higher
traffic volumes,whereas the future Legends of Lake Elmo road will be a residential road. The
requirement for the 18 foot& 12 foot, 7 ton driveway is contrary to the applicant's intent and the intent of
the ordinance to preserve the rural character.
FINDINGS OF FACT
In order for the City Council to approve the interim use permit,the following findings must be met:
1. The use is allowed as an interim use in the respective zoning district and conforms to standard
zoning regulations.
2. The use will not adversely impact nearby properties through nuisance, noise,traffic, dust, or
unsightliness and will not otherwise adversely impact the health, safety, and welfare of the
community. The site is located on a collector road,the site is surrounded by farmed rural
residential land to the north(future proposed Legends Development).
3. The use will not adversely impact implementation of the Comprehensive Plan. The
improvements respect the rural/agricultural nature of the area and zoning district.The use is
accessory to the principle residential use.
4. The date or event that will terminate the use is identified with certainty. The applicant has
specified in the application materials that the use will terminate once the property is sold or
developed under future zoning. Staff is recommending a termination date of ten years from the
date of approval.
5. The applicant has signed a consent agreement agreeing that the applicant, owner, operator,tenant
and/or user has no entitlement to future reapproval of the interim use permit as well as agreeing
that the interim use will not impose additional costs on the public if it is necessary for the public
to fully or partially take the property in the future. A consent agreement will need to be approved
by the City Council as a condition of approval.
6. The user agrees to all conditions that the City Council deems appropriate for permission of the
use including the requirement of appropriate financial surety to cover the cost of removing the
interim use and any interim structures upon the expiration of the interim use permit. This item
can also be addressed as part of a consent agreement with the City.
7. There are no delinquent property taxes, special assessments,interest, or city utility fees due upon
the subject parcel.
RECOMMENDATION:
Staff and the Planning Commission recommend the City Council approve the request for a ten year interim
use permit for a Commercial Wedding Ceremony Venue with the following motion:
""Move to recommend approval of Resolution 2016-_ approving the ten year Interim Use Permit
for a Commercial Wedding Ceremony Venue located at 11658 50th Street North with 13 conditions."
ATTACHMENT(S):
• Resolution _ approving a ten year Interim Use Permit for a Commercial Wedding Ceremony
Venue located at 11658 50th Street North
• Planning Commission packet 2/8/16
• Letters in Support
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2016-
A RESOL UTION APPROVING AN INTERIM USE PERMIT FOR DANIELLE HECKER TO
ESTABLISH COMMERCIAL WEDDING CEREMONY VENUE AT 11658 5OT"STREET N.
WHEREAS, the City of Lake Elmo has approved a Commercial Wedding Ceremony
Venue ordinance on 2/21/13; and
WHEREAS, the Commercial Wedding Ceremony Venue ordinance was amended on
5/6/14, and on 3/19/16; and
WHEREAS, the applicant, Danielle Hecker, residing at 11658 501h Street N, applied for
an Interim Use Permit to establish a Commercial Wedding Ceremony Venue as an accessory use
on her property; and
WHEREAS, the Planning Commission held a public hearing on January 11, 2016, which
was continued to February 8, 2016; and
WHEREAS, the Planning Commission found the proposed Interim Use adequately
conforms to the following findings of fact:
1) The use is allowed as an interim use in the respective zoning district and conforms to
standard zoning regulations.
2) The use will not adversely impact nearby properties through nuisance, noise, traffic, dust,
or unsightliness and will not otherwise adversely impact the health, safety, and welfare of
the community.
3) The use will not adversely impact implementation of the Comprehensive Plan.
4) The date or event that will terminate the use is identified with certainty. The applicant
has specified in the application materials that the use will terminate once the property is
sold or developed under future zoning.
5) The applicant has signed a consent agreement agreeing that the applicant, owner,
operator, tenant and/or user has no entitlement to future reapproval of the interim use
permit as well as agreeing that the interim use will not impose additional costs on the
public if it is necessary for the public to fully or partially take the property in the future.
6) The user agrees to all conditions that the City Council deems appropriate for permission of
the use including the requirement of appropriate financial surety to cover the cost of
removing the interim use and any interim structures upon the expiration of the interim use
permit.
7) There are no delinquent property taxes, special assessments, interest, or city utility fees due
upon the subject parcel; and
Resolution 2016-
WHEREAS, on February 8, 2016, the Planning Commission recommended the City
Council approve the Interim Use Permit with 13 conditions; and
NOW,THEREFORE,BE IT RESOLVED THAT the City Council does hereby approve
the ten year Interim Use Permit to establish a Commercial Wedding Ceremony Venue at 11658
50t11 Street N with the following conditions:
1) That a parking attendant be on site to assist with cars arriving and exiting the site for
each wedding ceremony event.
2) That the wedding ceremony venue maintain a contract to supply and maintain temporary
sanitary facilities while in operation and that at least one temporary sanitary facility be
handicapped accessible.
3) That the landscaped buffer on the north property line be comprised of a row of
coniferous trees spaced a maximum of 16' on center.
4) That an erosion control plan be submitted and approved by the city engineer prior to
approval issuance of the interim use permit.
5) That the approval be contingent on complying with the Valley Branch Watershed
District permit.
6) The accessible parking stalls be comprised of a durable material, approved by the city
engineer, and signed as handicapped parking with an accessible path connecting to the
buildings and restrooms.
7) That the applicant maintain compliance with all applicable City Code standards for the
duration of the interim use.
8) That the applicant enters into a consent agreement with the City in accordance with
Section 154.107 of the City Code.
9) That the interim use is valid for a period of ten years and must be renewed by the City
Council prior to the end of this time period in order to continue operating from the site.
10)That the existing driveway be used until a road is constructed to the east with a future
residential development, at which time, a new access for the commercial wedding
ceremony venue shall be constructed, to meet the City Engineer's recommendation in the
Engineer's Memorandum dated 12/7/15, connecting to the new road.
11)That a circular 12 foot wide, 7 ton drive be constructed to provide emergency access to
connect to the future 18 foot wide, 7 ton driveway, and that the drive be shown on the
site plan.
12)The proposed parking location is allowed provided a written agreement is signed
between the applicant and the developer of the future residential development to the
north,north-east resulting in screening along the north property that is minimally a
double staggered row of four season plantings such as Spruce.
13)That a 40' street right-of-way be granted to the city for 50th Street N to accommodate a
future trail.
Resolution 2016-
This resolution was adopted by the City Council of the City of Lake Elmo on this 16 day of
February, 2016.
Mike Pearson, Mayor
ATTEST:
Julie Johnson, City Clerk
Resolution 2016-
THE CITY OF PLANNING COMMISSION
DATE:2/8/2016
j JA K E E LMO
AGENDA ITEM: 5a—PUBLIC HEARING
MW
CASE#2015-39
City of Lake Elmo Planning Department
Interim Use Permit Request: Commercial Wedding Ceremony Venue
To: Planning Commission
From: Stephen Wensman, City Planner
Meeting Date: February 8,2016
Applicant: Danielle Hecker
Owner: Daniel&Danielle Hecker
Zoning: RR(Rural Residential)
Suggested Order of Business
- Introduction..............................................................................................Planning Staff
- Report by Staff.........................................................................................Planning Staff
- Questions from the Commission...................................Chair&Commission Members
- Open the Public Hearing........................................................................................Chair
- Continue the Public Hearing to the
February 8,2016 meeting date............................................................................... Chair
Discussion by the Commission.....................................Chair& Commission Members
IntroductotruyIn ormatron
Requested The applicant is requesting a 10 year Interim Use Permit to establish a commercial
Permit: wedding ceremony venue. The public hearing was opened on January 11, 2016, then
was continued to February 8, 2016 to allow the applicant to apply for an amendment to
the Commercial Wedding Ceremony Venue ordinance.
Application The requested interim use would allow a commercial wedding ceremony venue to be
Sutn,naly: established on a ten acre rural residential property located at 11658 50`b Street North.
The application details include the following:
PUBLIC HEARING ITEM 4a—ACTION ITEM
2
Type of business: Commercial wedding ceremony venue.
On-Site Activity: wedding ceremonies within a renovated barn & temporary
structures with turf parking.
Employees: 3-4 part time (estimated).
Proposed number of guests: Up to 200.
Use Frequency: 4 times per week, maximum, from May through October with
a maximum 3 hour duration for any single ceremony.
Hours of operation: 10 am— 10 pm.
Attachments. Section 154.310 Standards for Accessory Use.
Applications submittal: Written Statement, Proposal letter, Site Plan and
Exterior Illustrations.
City Engineer Memo dated December 7, 2015.
Findings & General Site Overview
Site Data: Lot Size: 10 acres
Existing Use: Residential
Existing Zoning: RR - Rural Residential
Property Identification Number (PID): 01.029.21.43.0002
The proposal site is the farmstead of the 200 acre Goetschl Farm which was
constructed in 1912. In 2010, the applicant and her husband purchased ten acres
containing the farmstead and the remainder was sold to a developer in 2013. Since
purchasing the homestead, the applicant has renovated the home, removed 5
dilapidated sheds and 3 grain silos. The barn and granary will be completely renovated
as part of this proposal to accommodate the wedding ceremony venue. This property is
adjacent to the potential future Legends of Lake Elmo OP development.
Proposal The applicant is requesting a 10 year Interim Use Permit because of the significant
Review: financial investment required to bring the site and buildings up to Code for public
gatherings. The proposal will have a negative return on investment for the first five
years and to get financing, a period of ten years is needed.
Minimum Criteria:
Under the ordinance, commercial wedding ceremony venues are an interim accessory
use in the RR—Rural Residential zoning district on parcels greater than ten acres if
meeting the following criteria:
PUBLIC HEARING ITEM 5a—ACTION ITEM
3
1) The site was historically used as a farmstead for the surrounding agricultural
land
2) The use will incorporate a barn or other historical agriculture building over 75
years of age for the wedding ceremonies.
The application meets the criteria for a commercial wedding ceremony venue because
it has ten acres, it was the historic farmstead form the surrounding agricultural land,
and the proposal incorporates the uses the farmstead's historic barn (Historic is not
meant to mean it has a MN State historic designation status).
Noise:
The applicant will be purchasing a sound system for the venue and will cap the
volume at I I5dB. The applicant will enforce noise restrictions with the contractual
agreement with customers and through use of posted signs. A planted tree barrier will
also mitigate noise along the north boundary.
Traffic:
The applicant proposes to employ an attendant for each venue to direct traffic and to
organize entering and exiting traffic. There is adequate distance between the parking
area and 501h Street N for queuing of exiting traffic. The applicant will provide signs to
direct and slow traffic on site and is proposing to post temporary directional signs in
the right-of-way on either side of their driveway to direct guests to the driveway.
Sanitary Facilities:
The applicant is proposing to use rented sanitation facilities (port-a-potties) to with
permanent wooden screens to be located adjacent an existing shed indicated on the site
plan.
Access:
The proposal is to utilize the existing+/- 12' wide gravel driveway off of 50`h Street N
and to construct a new gravel driveway branching off of it that follows the east and
north perimeter of the property with the destination being a turf parking area large
enough to hold roughly 66 cars to the north of the barn. For 50`h Street access
management purposes, the City Engineer is recommending the commercial venue be
required to connect its driveway to the future roadway internal to the Legends
development to eliminate the commercial driveway access to 50th Street N. The Fire
Department, because of public safety concerns, is recommending an 18' wide gravel
drive with a 45' turnaround with a 7 ton design standard to accommodate emergency
vehicle access. An alternative to the 45' turnaround could be a 2"d access to the future
residential development to the north and east
Parking:
The performance standards for commercial wedding venues requires parking to be
100' from residential property lines. The surrounding properties are presently
agricultural. The proposed grass parking is 11'-4" from the north residential property
line.
PUBLIC HEARING ITEM 5a—ACTION ITEM
4
This land use is both commercial and residential in nature. The commercial parking
code, Section 154.210,requires:
"...a parking surface that is "durable including, but not limited to, hot asphalt,
bituminous, or concrete" and "head in parking along property lines shall provide a
bumper curb ...." Accessible parking stalls are also required.
The proposed parking does not meet the commercial code curbing, surfacing, and
accessibility requirements. The turf parking fits with the intent of the ordinance, to
promote rural character and it may be unreasonable to require a paved parking area for
the facility. Alternative paving solutions may provide reinforcement to the turf if wear
and erosion occur.
Also, accessible parking stalls will be required to be a durable surface, signed as
handicapped parking, and an accessible path connecting the parking to the buildings
and restroom facilities.
Lighting:
No site lighting has been proposed, but the applicant has stated that they will comply
with city lighting regulations.
Buffering:
The applicant has proposed a row of coniferous trees along the north property line to
screen views and to mitigate noise, and to create a separation between the turf parking
and the property to the north.
Right-of-way:
The City Engineer is requesting a right of way easement for a future trail.
Required Findin s.
In order for the City Council to approve the interim use permit, the following six
findings must be met:
1) The use is allowed as an interim use in the respective zoning district and
conforms to standard zoning regulations.
2) The use will not adversely impact nearby properties through nuisance, noise,
traffic, dust, or unsightliness and will not otherwise adversely impact the
health, safety, and welfare of the community. The site is located on a
collector road, the site is surrounded by farmed rural residential land to the
north (future proposed Legends Development).
3) The use will not adversely impact implementation of the Comprehensive Plan.
The improvements respect the rural/agricultural nature of the area and
zoning district. The use is accessory to the principle residential use.
4) The date or event that will terminate the use is identified with certainty. The
applicant has specified in the application materials that the use will terminate
once the property is sold or developed under future zoning. Staff is
recommending a termination date of ten years from the date of approvaL
PUBLIC HEARING ITEM 5a—ACTION ITEM
5
5) The applicant has signed a consent agreement agreeing that the applicant,
owner, operator, tenant and/or user has no entitlement to future reapproval of
the interim use permit as well as agreeing that the interim use will not impose
additional costs on the public if it is necessary for the public to fully or
partially take the property in the future. A consent agreement will need to be
approved by the City Council as a condition of approval.
6) The user agrees to all conditions that the City Council deems appropriate for
permission of the use including the requirement of appropriate financial surety
to cover the cost of removing the interim use and any interim structures upon
the expiration of the interim use permit. This item can also be addressed as
part of a consent agreement with the City.
7) There are no delinquent property taxes, special assessments, interest, or city
utility fees due upon the subject parcel.
Recommendation:
Conditions: Based on a review of the applicable code sections, Staff is recommending that the
Planning Commission recommend approval of the interim use permit based on the
following:
1) That a parking attendant be on site to assist with cars arriving and exiting the
site for each wedding ceremony event.
2) That the wedding ceremony venue maintain a contract to supply and maintain
temporary sanitary facilities while in operation and that at least one temporary
sanitary facility be handicapped accessible.
3) That the landscaped buffer on the north property line be comprised of a row of
coniferous trees with spaced a maximum of 16' on center.
4) That an erosion control plan be submitted and approved by the city engineer
prior to approval issuance of the interim use permit.
5) That the approval be contingent on complying with the Valley Branch
Watershed District permit.
6) The accessible parking stalls be comprised of a durable material, approved by
the city engineer, and signed as handicapped parking with an accessible path
connecting to the buildings and restrooms.
7) That the applicant maintain compliance with all applicable City Code
standards for the duration of the interim use.
8) That the applicant enters into a consent agreement with the City in accordance
with Section 154.107 of the City Code.
9) That the interim use is valid for a period of ten years and must be renewed by
the City Council prior to the end of this time period in order to continue
operating from the site.
PUBLIC HEARING ITEM 5a—ACTION ITEM
6
10)That the access driveway be 18' wide and designed to a 7 ton standard to
accommodate emergency service vehicles.
11)That a 45' wide turnaround be constructed to a 7 ton standard and shown on
the site plan, or provide a secondary access when the property develops to the
north and east to accommodate emergency service vehicles.
12)That a 40' street right-of-way be granted to the city for 50th Street N to
accommodate a future trail.
Staff recommends the Planning Commission recommend approval with the following
motion:
Motion "Motion to recommend approval of the interim use permit for a commercial
wedding ceremony venue to be located at 11658 50"Street North with the_x
conditions".
PUBLIC HEARING ITEM 5a—ACTION ITEM
LU.P
1. Complete: Land Use Form.
2. Written Statements:
a. Owner of Record
Daniel & Danielle Hecker
11658 50th St N, Lake Elmo MN
(612) 327-8561
a. Surveyor
Paul Johnson
12510 McKusick Rd. N
Stillwater, MN 55082
(651) 303-0025
a. Designer
Roger Tomten
Tomten Environmental Design
333 N. Main St., Ste. 201
Stillwater, MN 55082
(651) 303-3275
b. Address
11658 50th N, Lake Elmo MN
Rural Residential
10 acres
PID: 0102921430002
Legal Description:That part of the west half of the Southeast quarter of section 1, Township 29,
Range 21, except the South 1725 feet of the east 505 feet thereof, Washington county, MN
described as follows: Beginning at the southwest corner of said South 1725 feet of the East. 505
feet of the west half of the Southeast quarter;thence north 00 degrees, 21 minutes, 51 seconds
west, washington county coordinate system NAD B.
c. History
The Goetschl Farm, as recognized by many among the community, was built in 1912 and
encompassed 200 acres. The land and outbuildings (barn, grainery, 3 silos, 2 pole sheds, corn
bin, and 8 storage sheds) supported a large agricultural operation of dairy and crop farming until
2007. In 2010, the Hecker's became the 2nd owners of the property, purchasing the homestead
and 10 acres with the remaining 190 acres being sold to a developer in 2013. In the past five
years, we have completely renovated the home, removed 5 sheds that were in disrepair, and 3
silos. This proposed use is being sought to aide in the preservation and renovation of the
farmstead outbuildings (Dairy barn and grainery). Without a newly defined use, the structures
would fall further into disrepair and potentially disappear from the landscape. No intensive
regrading of the site is proposed in order to retain the farmstead character.
d. Proposed Use
I. Proposal Letter: See attachment (2.d.i)
ii. Consent Agreement: See attachment (2.d.ii)
e. Justification of Use
i. Ordinance NO. 08 - 107. Commercial Wedding Ceremony Venues allowable in RT,A,
and RR.
ii.Precautionary measures to mitigate disturbance to neighboring property
owners.
1. Noise*
a. Owner will purchase sound system for venue use. This enables the
owner to "cap"the volume and limit the sound decibel to 115dB.
b.Owner will enforce noise regulation in the contractual agreement with
the customer.
c. Owner will plant a tree barrier on North boundary to help mitigate noise
for future development.
2. Traffic*
a. Owner will employ and staff a minimum of 1 attendant per each event
to direct traffic. This will control and organize the flow of vehicles as
they enter, park, and exit the venue.
b.Traffic queuing will form in our driveway for entry/exit. The distance
between the parking lot and entry/exit is approximately 1200 feet,
which will encourage a safe, steady flow of vehicles regulated by a
SLOW posted speed limit. This"waiting line"will be monitored by the
attendant upon departure to mitigate congestion on 50th.
c. Traffic metering by means of the attendant is a contingency plan if
queuing isn't sufficient enough for manageable distribution.
d. Owner will post temporary signs indicating distance to driveway to
mitigate turn-around traffic (1-hr prior, both directions of drive-way).
*Owner will post signs to mitigate speed, encourage caution for crossway,
and enforce noise regulation.
SLOW ' 1
DOWN RESIDENTIAL
QUIET ZONE
I Please NO HONKING
00 MPHJ = UNLESS DANGER R pCROSSIINGN
3. Unsightliness
a. Portable, rented sanitation facilities will have a temporary structure built
to minimize the visual appearance.
b. Parking areas will remain grass and driveways will remain gravel (class
5) in lieu of blacktop or other impervious surfaces.
iii.The use is in-line with the comprehensive plan and supports:
1. Preservation of rural lands
2. Enhancement of community's rural sense of place
iv. Not applicable - Primary residence, structures are existing.
v.There are no delinquent property taxes, special assessments, interest, or City utility
fees due (See Washington County records).
vi.Applicant is requesting interim use permit expiration date of 2025.
3. Tax record for verification of ownership (See attachment 3).
4. Address Labels (See attachment 4).
5. Survey (See attachment 5).
6. Landscape Plan (See attachment 6).
7. Architectural plans (See attachment 7).
8. Utilities & Service Plans.
a. Sanitary Sewers: N/A. Operator to contract for rented temporary sanitation facilities.
Waste would be managed weekly by the professionally hired company.
b.Storm Sewers: Operator is not planning to do any intensive grading to parking area.
The proposed grassy parking lot promotes the conveyance of storm water at a slower,
controlled rate and acts as a filter medium removing pollutants and allowing
stormwater infiltration. Currently, natural ditch formations efficiently transport the water.
Catch-dams will be evaluated upon relocation of granery to mitigate any potential soil
erosion with a civil engineer.
c. Water, gas lines, telephone lines, fire hydrants are not applicable.
d. Trash receptacles will be placed by the sanitation facilities and inside of the barn
venue.
9. Electronic Files (See attachment 9).
Proposal Letter: #2.d.i.
The interim use would allow for wedding ceremonies (no receptions) to take place at the
property located at 11658 50th St. N, Lake Elmo MN. This use provides a suitable and
economically viable option to support the preservation and renovation of a historic barn
structure and grainery.
In order to begin operations, the buildings (barn and grainery) will require major
renovations to bring them up to current code for public gatherings. The financial
investment required is estimated to have a negative ROI for the first five seasons under
the assumption of a 75% fill rate. Considering this analysis, I am requesting the interim
use permit expiration date of 2025 (10 years; 2016 partial year) and fully understand
that violation of any ordinance restrictions is subject to review and/or permit suspension.
Event specifications:
a. The number of guests would be set at a maximum capacity of 200 persons.
b. Ceremonies would be a maximum of twice per calendar week.
C. Employees are estimated to be 3-4 part-time positions. These positions would
include responsibilities specific to traffic and security, cleaning & maintenance
and event coordination.
d. Operating hours would be allowable from 10AM until 10PM with all guests and
staff vacating by 10PM.
e. 2 portable, flushable on-site sanitation facilities will be provided. A wooden
enclosure would be constructed to screen the facilities from neighboring
properties and minimize unsightliness.
f. Lighting to comply with Section 150.035 of the City Code
g. Sound system will be purchased by Operator and capped at 115dB.
h. Temporary structures or tents to be used in association with the planned events
will be erected no more than one day prior to an event and must be removed no
more than 72 hours following an event.
i. Signage will include: Residential quite zone; no honking; speed limit; and trash
receptacles.
j. Security/Traffic attendants will be staffed for duration of each event.
k. Trash receptacles will be adequately provided in each structure and at sanitation
facilities (adjacent to parking lot).
I. Traffic Management Plan
M. Sufficient liability coverage would be obtained/maintained before the start of
operation.
LU.P
1. Complete: Land Use Form.
2. Written Statements:
a. Owner of Record
Daniel & Danielle Hecker
11658 50th St N, Lake Elmo MN
(612) 327-8561
a. Surveyor
Paul Johnson
12510 McKusick Rd. N
Stillwater, MN 55082
(651) 303-0025
a. Designer
Roger Tomten
Tomten Environmental Design
333 N. Main St., Ste. 201
Stillwater, MN 55082
(651) 303-3275
b. Address
11658 50th N, Lake Elmo MN
Rural Residential
10 acres
PI D: 0102921430002
Legal Description:That part of the west half of the Southeast quarter of section 1, Township 29,
Range 21, except the South 1725 feet of the east 505 feet thereof, Washington county, MN
described as follows: Beginning at the southwest corner of said South 1725 feet of the East. 505
feet of the west half of the Southeast quarter;thence north 00 degrees, 21 minutes, 51 seconds
west, washington county coordinate system NAD B.
c. History
The Goetschl Farm, as recognized by many among the community, was built in 1912 and
encompassed 200 acres. The land and outbuildings (barn, grainery, 3 silos, 2 pole sheds, corn
bin, and 8 storage sheds) supported a large agricultural operation of dairy and crop farming until
2007. In 2010, the Hecker's became the 2nd owners of the property, purchasing the homestead
and 10 acres with the remaining 190 acres being sold to a developer in 2013. In the past five
years, we have completely renovated the home, removed 5 sheds that were in disrepair, and 3
silos. This proposed use is being sought to aide in the preservation and renovation of the
farmstead outbuildings (Dairy barn and grainery). Without a newly defined use, the structures
would fall further into disrepair and potentially disappear from the landscape. No intensive
regrading of the site is proposed in order to retain the farmstead character.
d. Proposed Use
i. Proposal Letter: See attachment (2.d.i)
ii. Consent Agreement: See attachment (2.d.ii)
e. Justification of Use
L Ordinance NO. 08 - 107. Commercial Wedding Ceremony Venues allowable in RT, A,
and RR.
ii.Precautionary measures to mitigate disturbance to neighboring property
owners.
1. Noise*
a. Owner will purchase sound system for venue use. This enables the
owner to "cap"the volume and limit the sound decibel to 115dB.
b.Owner will enforce noise regulation in the contractual agreement with
the customer.
c. Owner will plant a tree barrier on North boundary to help mitigate noise
for future development.
2. Traffic*
a. Owner will employ and staff a minimum of 1 attendant per each event
to direct traffic. This will control and organize the flow of vehicles as
they enter, park, and exit the venue.
b.Traffic queuing will form in our driveway for entry/exit. The distance
between the parking lot and entry/exit is approximately 1200 feet,
which will encourage a safe, steady flow of vehicles regulated by a
SLOW posted speed limit. This "waiting line"will be monitored by the
attendant upon departure to mitigate congestion on 50th.
c. Traffic metering by means of the attendant is a contingency plan if
queuing isn't sufficient enough for manageable distribution.
d. Owner will post temporary signs indicating distance to driveway to
mitigate turn-around traffic (1-hr prior, both directions of drive-way).
*Owner will post signs to mitigate speed, encourage caution for crossway,
and enforce noise regulation.
SLOW �
DOWN RESIDENTIAL
QUIET
Please LNO HONKIj
IF
Be UNLESS DANGER 7PEDIESTRIAN
NG
3. Unsightliness
a. Portable, rented sanitation facilities will have a temporary structure built
to minimize the visual appearance.
b. Parking areas will remain grass and driveways will remain gravel (class
5) in lieu of blacktop or other impervious surfaces.
iii.The use is in-line with the comprehensive plan and supports:
1. Preservation of rural lands
2. Enhancement of community's rural sense of place
iv. Not applicable - Primary residence, structures are existing.
v.There are no delinquent property taxes, special assessments, interest, or City utility
fees due (See Washington County records).
vi. Applicant is requesting interim use permit expiration date of 2025.
3. Tax record for verification of ownership (See attachment 3).
4. Address Labels (See attachment 4).
5. Survey (See attachment 5).
6. Landscape Plan (See attachment 6).
7. Architectural plans (See attachment 7).
B. Utilities & Service Plans.
a. Sanitary Sewers: N/A. Operator to contract for rented temporary sanitation facilities.
Waste would be managed weekly by the professionally hired company.
b.Storm Sewers: Operator is not planning to do any intensive grading to parking area.
The proposed grassy parking lot promotes the conveyance of storm water at a slower,
controlled rate and acts as a filter medium removing pollutants and allowing
stormwater infiltration. Currently, natural ditch formations efficiently transport the water.
Catch-dams will be evaluated upon relocation of granery to mitigate any potential soil
erosion with a civil engineer.
c.Water, gas lines, telephone lines, fire hydrants are not applicable.
d. Trash receptacles will be placed by the sanitation facilities and inside of the barn
venue.
9. Electronic Files (See attachment 9).
SCOPE OF PHASE ONE EXTERIOR REMODELING WORK ON EXISTING BARN: TOMTEN
t% -014Mt%I Ai
DE516N
SCOPE OF WORK; �ti F<_ t. n.� 'z'
THE WORK WILL BE DONE IN PHASES AND PRIORITIZED ss aaa axis
. .E.. rom•::•tracc�ossc rc:
TO PRESERVE THE LONGEVITY OF THE STRUCTURE.THE
LIST BELOW IS IN NO PARTICULAR ORDER AND WILL BE i
REFINED AS EACH PHASE IS DEFINED.
REPLACE ROOF
PATCH AND REPAIR
NORTH ELEVATION;
PROVIDE HANDICAPPED ACCESSIBLE ENTRY,CODE (.` t
COMPLIANT EXITING AND GREETING AREA I E
WEST ELEVATION;
PROVIDE CODE COMPLIANT EXITING AS REQUIRED Y�
-SOUTH ELEVATION;
INSTALL DAYLIGHTING/WINDOWS
INSTALL SLIDING BARN DOOR STYLE SHUTTERS EXISTING BARN VIEWED FROM NORTHWEST EXISTING BARN VIEWED FROM SOUTHEAST
-EAST ELEVATION;
PROVIDE CODE COMPLIANT EXITING AS REQUIRED r
-REPLACE DETERIORATED AND BROKEN TRIM, WINDOWS
AND SIDING AS REQUIRED
-PATCH TO MATCH AS CLOSELY AS POSSIBLE, SIDING IN
AREAS WHERE ADJACENT CONSTRUCTION WAS REMOVED 1 _ �= ALTERATIONS TO THE PROPERTY OF;
" ~-INSTALL GUTTER AND DOWNSPOUT SYSTEM TO PROVIDE ,. '�' �
DANIELLE HECKER
'� 11658 50TH STREET NORTH
DRAINAGE AWAY FROM FOUNDATION OF BUILDING -
LAKE ELMO, MN 55042
-TUCK POINT EXISTING STONE FOUNDATION AS I 612-327-8561
REQUIRED I
1•
I '
Revisions
Item Date
PROPOSED BARN VIEWED FROM NORTHWEST PROPOSED BARN VIEWED FROM SOUTHEAST
ADDED NORTH ENTRY,DECK/PATIO WITH HANDICAPPED ACCESS SIDING IMPROVEMENTS TO REMEDY REMOVED ACCESSORY STRUCTURES
` Sheet Information
(_ BARN RENOVATION
.♦ - Project No: Drawing No:
Drawn By: RLT
_ `'""r�rt _ j Checked By: A 1
gµ�s 1912 - Date: 11-04-15
JJ
HISTORIC PHOTO OF DAIRY BARN UNDER CONSTRUCTION PROPOSED BARN VIEWED FROM SOUTHEAST
BARN DOORS OPENED TO EXPOSE NEW WINDOWS ON SOUTH ELEVATION
PLANT SCHEDULE
loo-C, —� 1 ! I / I OVERSTORY DECIDUOUS TREES I O M'I E N
��/J QTY. COMMON NAME BOTANIC NAME SIZE COMMENTS LKI'IKJNAII.NIA:
� < < < 4 I River Birch Betula nigra 2 1/2"cei. D F.5 I G N
717 " i r • I Red Maple Acer rubrum u�w.i•urisx:mm
_ 651.303.3275
66 GRASS PARK#NG STALLS I I I CONIFEROUS TREES
White Pine Pinus strobus 1 1/2"Cal.
White Spruce Pic ea glauca
i r I fJ°1°r" I White Cedar,arborvitae I Thula oCLidentaus
Red Pine Pinus resinosa
1
H O i 17
+m 22 TOTAL TREES
ti I = O I
y i O EXISTING TREES
MPORARY �+� I �w
ftTOILETS PIN01 V1g21�3-0002
I .00A I
RELOCATED 1, fO0.00 A SO.ITES
FT. i
GRAINERY 1 ----------317---------- -----
J HC ACCESSIBLE j
1\ENTRY PATIO I I
Z PARKING
TYP. STALL SIZE: 9'x18'
___ __ ---------------------------46990-------- -- - _-__ __ __ _ _ __a `- I DRIVE AISLES: 24'
-------- - �. I { 2 HANDICAPPED STALLS PROVIDED
1u� p� VAg �
i >I H I am
• t tia I I I $�
N O{ I {
MINN DNR DIV.OF WATERS In
PROTECTED WETLANDS J' ` to I I Z { a
AREA 82.314W r- -----i �\ \ I I I
PONDELEVATI0
N=892.1 .A I___ U I S
SEPT.30,2016 S \ 3 I I ' s
? �EXISTING \ i-il
GRAINERY--
LOCATION ® \ I I
ALTERATIONS TO THE PROPERTY OF;
DANIELLE HECKER
T 1 1 s ! 11658 SOTH STREET NORTH
LAKE ELMO, MN 55042
I I I 612-327-8561
1 0\\1\ I
O
n 1 1
m I I
I I
i-------'-
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1 I I
1 i Revisions
\ 1 I I
` 1 I Item Date
I —
\�
1 1 I 1
Il I
l} I I SURVEY INFORMATION PROVIDED BY;
1 I PI LAND SURVEYING,LLC
1 I 12510 MCKUSICK ROAD NORTH
t I I STILLWATER,MN 55002
651-303-0025 Sheet Information
I
1 _ SITE LANDSCAPING PLAN
� 1544 1 I
S69'02'S3' Project No: Drawing No:
SO QUARTER ER Sea,o2'5r W 1328.39 .riOTH ST ET NORTH Drawn y RLT
SEC. .TOWNSHIPRANGE 21 - - —-_—__ __ __-__
B f
' WASH. .CAST IRO ON. — _—__ __ __ __ -�_ - I 1
---� - —g��-U.
-o�THE—�_= Checked By: L 1
SE ,TY9;-R21��
30 Date: 11-04-15
0 60
SITE PLAN/ /
1 LANDSCAPING PLAN
L7 Scale: 1'-30'-0'
FOCUSENGINEERING, inc.
MEMORANDUM
Cara Geheren,P.E. 651.300.4261
Jack Griffin,P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
Chad Isakson,P.E. 651.300.4285
Date: December 7, 2015
To: Stephen Wensman, City Re: Commercial Wedding Ceremony Venue
Cc: Planner Ben Gozola, Senior Planner, Sambatek IUP Plan Review
From: Jack Griffin, P.E., City Engineer
Engineering has reviewed the Commercial Wedding Venue Site Plan. The submittal consisted of the following
documentation prepared by Tomten Environmental Design:
• Site Plan, dated November 4, 2015.
• IUP Application.
STATUS/FINDINGS: Engineering has prepared the following comments for consideration.
1. 50th Street access management. As a commercial driveway to the Wedding Venue access spacing
requirements are not met with respect to the proposed Legends development. Safety along 50th Street
must be appropriately managed along the entire corridor as opportunities arise.With the potential Legends
development adjacent to this site, adequate access management spacing must be managed between the
two proposals.It is recommended that the existing farm parcel(Hecker) be required to connect its driveway
to the new roadway internal to the Legends development to eliminate the commercial driveway access to
50th Street N. This is required to meet current access spacing guidelines should the Hecker parcel become
a commercial use. It also appears that this can be accomplished without requiring the commercial use
driveway traffic to route through the residential neighborhood by requiring the driveway connection close
to 50th Street.
2. 50th Street Pedestrian facilities: A bituminous trail should be incorporated along the north boulevard of
50th Street N. to improve pedestrian safety and work toward future trail connectivity. Segments of a
bituminous trail currently exist along 50th Street N. alternating from the north to south side of the road.As
traffic continues to increase on 50th Street N. it is critical for the City to create a continuous bituminous
trail along the north side of 50th Street, from Old TH5 to Lake Elmo Avenue. The applicant should be
required to dedicate the necessary R/W (if necessary) and construct a trail segment across the applicant's
property.
3. Commercial driveway requirements. The proposed commercial driveway should be a minimum of 18 feet
in width and be designed as a 7-ton roadway.The driveway should be able to accommodate a turnaround
with a minimum 45-foot radius or have secondary access. The intersection at 50`h Street N. if allowed to
remain,should be reconstructed at 90-degrees to improve sight lines.
4. Stormwater Management&Erosion Control. If approved,the applicant must submit an erosion control plan
to be reviewed and approved by the City.The application should also provide the total area of disturbance,
and total area of new impervious surface to determine if a stormwater management plan is required.
5. Fire Safety• Should watermain be required for fire suppression, engineering will need to review and
comment on watermain facilities and easement requirements interior to the site.
PAGE 1 of 1
From: Anthony Yoraa
To: Stephen Wensman
Cc: mandy(a)clairmontbuilders.com
Subject: Wedding Hail Support
Date: Thursday,February 11,2016 12:58:47 PM
I am writing to inform you about my opinion on the Martin Goetschl Family
Dairy Barn.
I think that Danielle Hecker's request to restore and preserve the history
of the family barn is very honorable and respectful to the family as well
the Lake Elmo Community. She will be preserving the barn into something
memorable and beautiful for the community and future members of the Lake
Elmo Neighborhood.
I grew up in Lake Elmo my entire life and I plan on buying a home in the
Lake Elmo area in the near future. And now that I heard about this idea of
a wedding hall, I would want nothing more than to be married in a city that
I have the best memories in and build a family around that community and
history.
I think this is exactly what Lake Elmo needs- more restored history vs.
random housing developments.
I would hate to see this part of history go to waste with further disrepair
or fall into development.
In support,
Tony Yorga
1969 Mendel ave n
Lake Elmo, MN, 55042
To Whom This May Concern,
I would like to share that my family and I fully endorse the barn restoration
project at 11658 50t" Street North in Lake Elmo. I have met with Danielle Hecker,
owner of the property, several times. I fully understand the scope of the project
and believe it would be a beautiful addition to our community. The project
encompasses the desires of the Lake Elmo community in preservation, restoration
and a welcoming site for visitors. I believe the history of this property deserves to
be restored.
Not only am I a neighbor that lives in Tana Ridge, but I am a Realtor that is
working on the Wildflower project in Lake Elmo. I fully understand the scope of
changes that Lake Elmo is about to experience and the importance of restoration
projects, similar to what Danielle Hecker is trying to accomplish. Lake Elmo needs
more restoration and preservation along our beautiful landscape. We need to
honor the family before Danielle that made Lake Elmo what it is today.
We are in full support of the barn restoration and wedding venue at 11658 50tn
Street North in Lake Elmo. We look forward to this project coming to fruition.
Sincerely,
Jodi Klepac
Current Resident at 4847 Lily Avenue N in Lake Elmo
Employee of Edina Realty 520 Commons Drive in Woodbury
651-226-2672
YocumRealEstateGroup@EdinaRealty.com
From: Adam Ostlund
To: Stephen Wensman
Subject: 50th St farm restoration support
Date: Wednesday,February 10,2016 10:18:40 AM
To whom it may concern,
I am writing to you today to share my opinion on the restoration and the use of the barn on 11658 50th street
north.As a life long member of Lake Elmo Minnesota,I would like to see as much of the original history of the city
preserved.The 50th street barn is a historical icon from the original Lake Elmo and its presence should be
continued.I support the idea of restoring the barn to serve as a venue for wedding ceremonies because it would be a
beautiful way to represent the history of Lake Elmo,while providing joy to people in the future.
Thank you for your time,
-Adam.C.Ostlund
12101 18th Street North
Lake Elmo,MN,55042