PUBLIC HEARING: Review Resolution #20-188 and Ordinance #20-17 Considering Allowing Event Center on Residential Property, Case of Blue Cottage Farms (Project 20-122)

The purpose of this case is to review a request from Blue Cottage Farms, Rachel and Christopher Massmann, (the "Applicant")  to operate a wedding and event venue at 5552 179th Ln NW (the "Subject Property"). Events onsite would include weddings, graduation parties, reunions, birthday parties, bridal showers, etc. The Subject Property has a barn that would be used for smaller events, and larger events would take place outside and utilize the barn as a backdrop. No events would take place in the home on the property. The site is approximately 13 acres and zoned R-1 Rural Residential.

The City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 350 feet of the Subject Property of the request.

Summary
Blue Cottage Farms has proposed an event venue on a residential property with a home at 5552 179th Ln NW. The Property Owners, Rachel and Christopher Massmann will own and operate the site, while living in the home on the Subject Property. The City became aware of the event center through the City's Code Enforcement program after a graduation party was hosted onsite. The owners were aware of the need for a special permit in the future for events such as weddings.

Blue Cottages Farms has a public Facebook Page available at: https://www.facebook.com/bluecottagefarms

The Subject Property abuts 6 residential lots on the east property line, each one acre or less, and 2 north of the Subject Property, each one acre or less. The Subject Property abuts a religious institution, Cross of Hope Lutheran Church, to the west, as well as part of an 8 acre residential lot. There is a 40 acre residential property with wetland on the shared property line to the south.

Event Information

Logistics

• Parking: The Applicant proposes to have parking on the north side of the site, north of the existing row of trees in the field area. The Applicant proposes to allow guests to park on the grass with a parking attendant onsite (likely a child residing on the Subject Property) to help direct traffic during events. Staff agrees that requiring a large parking pad in this area could be intense given the low frequency of events. Staff has currently drafted the Conditional Use Permit to allow parking on the grass only during events, and requiring that the site is kept up to City Standards (reseeded with grass seed as necessary, mowed, etc.). If there is continued wear and tear shown on the grass, the City could require it to be paved/graveled. The grass should survive given the low number of events per year and if the parking areas are shifted/alternated throughout the large parking area.
  • The City of Ramsey does not allow parking on the grass anywhere in the City, and it is one of the most common Code Enforcement complaints Staff receives.
  • Staff notes that there may be an opportunity for shared parking with the church directly to the west, who likely doesn't have events at the same time as Blue Cottage Farms. Staff recommends the Applicant reach out to the church to see if they would allow them to utilize their lots on Friday nights and Saturdays (most common wedding day).
• Fire/Public Safety: The Property Owners have sat down with Planning/Zoning and the Fire Marshal to discuss the improvements that would be required onsite. There will be requirements related to sprinkling the building and a full inspection will be required onsite if the use is approved by the City Council. Additionally, a new Certificate of Occupancy (CO) for the barn space, updates to the building required by ADA, and an inspection by the Building Official will be required. It is likely that building permits and updates will be required.
• Bathrooms: The site is zoned for well and septic, and has a private well and septic onsite. Septic systems are sized based on the household size, so the septic system onsite cannot support events. Instead, the Applicant has proposed to bring in portable toilets (port-o-potties) for events. If approved, Staff would like a condition related to how long the toilets can stay onsite, a maximum number of toilets, and where they can be located onsite in relation to the neighboring property owners.

Ordinance Amendment (Amending Section 117-111)
The attached ordinance amendment is written to allow event centers as a conditional use in the R-1 District. Conditional uses are a use that, if certain conditions are met, such as traffic, parking, architecture, site layout and setbacks, hours of operation, etc. the permit must be issued to the Applicant. The Planning Commission typically sees Conditional Use Permits for churches/religious institutions, auto repair shops, and over-sizing of structures. Permits for event centers on residential properties would be handled in a similar manner.

Currently, weddings on residential properties are handled by Public Safety and the Planning Department. The Applicant must notify the City of the proposal, agree to end music by 10 pm, ensure any vendor (e.g. foodtruck) gets the proper permits, and notify their neighbors of the event. The City has a Special Temporary Event Permit for these types of events available at: http://www.ci.ramsey.mn.us/DocumentCenter/View/666/Special-Temporary-Event-Permit-PDF?bidId=

Staff does not process many of these permits typically, though with Covid-19, the number of these requests has increased. This process was the starting point for the ordinance amendment, which includes:

• Maximum of 26 events per year (Jan 1 - Dec 31)
• Site plan reviewed and approved by City
• Event space set back a minimum of 100 feet from any property line
• Acreage of ten (10) acres or greater
• Owner must reside on Property

If the Zoning Text Amendment is approved, Staff would create a handout specifically for these types of uses with recommendation from Staff in terms of hours of operation, days of operation, site layouts, required permits (e.g. building, septic, a new C.O., etc.)

Resident Comment
City Staff received one formal written comment in relation to this request, and it is attached. The resident is opposed to the request stating that a late night venue would change the character and quality of the neighborhood. They are also concerned about traffic. Please review the attached comment.

Other Cities

• Andover: Not allowed
• Anoka: Not allowed
• Shakopee: Not allowed
• Elk River: Not allowed

Staff will be reaching out to additional cities and will provide a verbal update on additional cities' ordinances at the meeting.

Alternatives
Alternative 1: Approve the proposal as-is, with attached draft Conditional Use Permit (CUP) and Ordinance Amendments. This would allow for an event center and home on the residential property. Staff is open to this alternative.
Alternative 2: Modify the ordinance and recommendation based on discussion. Staff is open to this alternative.

• Option 1: Modify the request from a Conditional Use Permit (CUP) to an Interim Use Permit (IUP) which is tied to this specific user with a set amount of time (e.g. 5 years) and does not run with the land like a CUP.
• Option 2: Recommend approval of ordinance amendment allowing event centers in residential districts with a CUP but not allow homes onsite, just event centers.
• Option 3: Add additional conditions to City Code for event centers or modify existing conditions, such as hours/days of operation, required acreage, parking requirements, etc.

Alternative 3: Deny the request, or table the request for further information/research is completed. Staff is open to this alternative.

The Applicant is responsible for all costs associated with review.

City Staff is open to the idea of having event centers on residential properties with strict conditions and items required for approval. Staff is open to modifications to the proposed ordinance amendments and conditional use permit. Staff notes that if the ordinance amendment and conditional use permit are approved, the applicant would still be required to work with the Fire Marshal and Building Official to receive an updated Certificate of Occupancy (CO) and address items onsite such as spacing, sprinkling/fire prevention, and ADA compliance.

Based on discussion.
Motion to Recommend the City Council Introduce Ordinance #20-17 and Adopt Resolution #20-188 with/without changes