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HomeMy WebLinkAbout2021-02-04 Planning Commission Agenda PacketCITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda February 4, 2021 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum 5.Minutes a.Minutes – December 3, 2020* b.Minutes – January 7, 2021 6.New Business - Public Comment Opportunity a.Public Hearing. Request for Preliminary Plat for “Hunters Place 2nd Addition” at 10110 CR 116 (PID 12-119-23-22-0001) (city file no. 20-044) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation b.Public Hearing. Request for Interim Use Permit for an Accessory Dwelling Unit at 6330 Snyder Road (PID 35-119-23-43-0002) (city file no. 20-045) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation c.Request for Variance for a front yard setback reduction at 20795 Larkin Road (PID 27-119-23- 41-0013) (city file no. 20-046) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation d.Public Hearing. Request for Preliminary Plat, Variance and Administrative Permit from Wright- Hennepin Cooperative Electric Association at 19835 Larkin Road (PID 25-119-23-32-0001) (city file 20-048) v.Staff Report vi.Open Public Hearing vii.Close Hearing viii.Commission Discussion & Recommendation 7.Reports/Information a.Planning Project Update* * Meeting Held Via Telephone/Other Electronic Means Call-in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 889 5576 5742 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: Join Zoom Meeting https://us02web.zoom.us/j/88955765742 OR visit http://www.zoom.us and enter Meeting ID: 889 5576 5742 Participants can utilize the Raise Hand function to be recognized to speak during the Public Comment sections in the meeting. Participant video feeds will be muted. For more information on options to provide public comment visit: www.corcoranmn.gov *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. b. City Council Report* – Council Liaison Nichols c. Other Business 8. Commissioner Liaison Calendar City Council Meetings 02/11/21 02/25/21 03/11/21 03/25/21 4/8/21 4/22/21 Jacobs Shoulak Vehrenkamp Wu Dickman Jacobs 9. Adjournment CITY OF CORCORAN Corcoran Planning Commission Minutes December 3, 2020 - 7:00 pm The Corcoran Planning Commission met on December 3, 2020 at City Hall in Corcoran, Minnesota. Present via telephonic or other electronic means were: Chair Jacobs, Commissioner Wu, Commissioner Dickman, Commissioner Shoulak, and Commissioner Vehrenkamp Also present via telephonic or other electronic means were: City Administrator Martens, City Planner Moretto and Council Liaison Schultz. Code Compliance Official Pritchard was present at City Hall. 1.Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:00pm. 2.Pledge of Allegiance 3.Agenda Approval Motion made by Vehrenkamp seconded by Dickman to approve the agenda as presented. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) 4.Open Forum – NONE 5.Minutes a.Minutes – November 5, 2020 Motion made by Vehrenkamp seconded by Dickman to approve the minutes with a correction from Chair to Acting Chair. Voting Aye: Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 4:0) Abstained: Jacobs 6.New Business - Public Comment Opportunity a.Public Hearing. Request for Rezoning for the property located at 23240 County Road 30 (PID 07-119-23-13-0003) (city file no. 20-040) i.Staff Report – Planner Moretto presented her staff report. ii.Open Public Hearing – Chair Jacobs opened the public hearing. iii.Close Hearing Motion made by Vehrenkamp seconded by Shoulak to close the public hearing. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) iv.Commission Discussion & Recommendation – The Commission discussed the rezoning and intended use. The Commission also inquired about traffic and access to the County road and outside storage. Staff clarified that the applicant will be operating under the current Conditional Use Permit (CUP) and that the applicant would need to apply for an amendment or new CUP for any expansion. Motion made by Vehrenkamp seconded by Shoulak to recommend approval of the rezoning to Rural Commercial from Transitional Rural Commercial as presented. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) 7.Reports/Information a.Planning Project Update – Info Only b.City Council Report – Council Liaison Schultz updated the Commission on Council activities. c.Other Business – NONE 8.Commissioner Liaison Calendar City Council Meetings Agenda Item 5a. 12/10/20 12/21/20 01/14/21 01/28/21 02/11/21 02/25/21 Shoulak Vehrenkamp Wu Dickman Jacobs Shoulak 9. Adjournment Motion made by Jacobs seconded by Vehrenkamp to adjourn. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) Meeting adjourned at 8:15pm. Submitted by Mike Pritchard Code Compliance Official CITY OF CORCORAN Corcoran Planning Commission Minutes January 7, 2021 - 7:00 pm The Corcoran Planning Commission met on January 7, 2021 at City Hall in Corcoran, Minnesota. Present via telephonic or other electronic means were: Chair Jacobs, Commissioner Wu, Commissioner Dickman, Commissioner Shoulak, and Commissioner Vehrenkamp Also present via telephonic or other electronic means were: City Administrator Martens and Council Liaison Schultz. 1.Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:00pm. 2.Pledge of Allegiance 3.Chair and Vice – Chair Election Motion made by Vehrenkamp seconded by Shoulak to nominate Dean Jacobs as Chair and Jeff Dickman as Vice-chair. Voting Aye: Jacobs, Wu, Dickman, Vehrenkamp, and Shoulak. (Motion carried 5:0) 4.Agenda Approval Motion made by Shoulak seconded by Jacobs to approve the agenda as presented, noting the December minutes will be reviewed at an upcoming meeting. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) 5.Open Forum – Councilmember Nichols, Councilmember Thomas and Mayor McKee addressed the Commission and discussed their goal for attendance at Commission meetings as well as joint meetings/work sessions. 6.Minutes – None Presented 7.New Business - Public Comment Opportunity a.Annual Report and 2021 Priorities i.Staff Report – Administrator Martens ii.Commission Discussion and Recommendation – The Commission discussed the 2020 annual report. The Commission discussed the following items for possible priorities in 2021: The Commission discussed ecologically significant areas and green space as well as natural resource and rural character preservation as well as tree preservation, including a regulation vs. incentive approach. Review ordinances for accessory buildings and use. Development Rights program review. Options for internet connectivity/availability. Review Planned Unit Development. Research options to promote sustainable development. Review options for affordable housing. Developer/builder diversity. The Commission briefly discussed a development moratorium. Chair Jacobs asked Administrator Martens to draft priorities. 8.Reports/Information a.Active Corcoran Planning Applications – Information Only b.Commissioner Term Update – Administrator Martens updated the Commission. c.City Council Report – Council Liaison Schultz updated the Commission on Council activities. Agenda Item 5b. d. Other Business – None 9. Commissioner Liaison Calendar City Council Meetings – Commissioner Vehrenkamp to attend as liaison for Commissioner Dickman on January 28. 01/14/21 01/28/21 02/11/21 02/25/21 03/11/21 03/25/21 Wu Vehrenkamp Jacobs Shoulak Vehrenkamp Wu 10. Adjournment Motion made by seconded by to adjourn. Voting Aye: Jacobs, Wu, Dickman, Shoulak, and Vehrenkamp. (Motion carried 5:0) Meeting adjourned at 8:41pm. Submitted by Mike Pritchard Code Compliance Official 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6a. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: January 24, 2021 for the February 4, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary Plat for “Hunters Place 2nd Addition” at 10110 CR 116 (PID 12-119-23-22-0001) (city file no. 20-044) 120-DAY REVIEW DEADLINE:April 14, 2021 1.Description of Request This is a City-initiated request for approval of a preliminary plat for a two-lot subdivision. The subdivision would create a new 3.25 acre site for a new City well and associated facilities and preserve a 9.88-acre site for the Lother home and accessory buildings. The City well and related improvements are classified as “Essential Services” and the administrative site plan will be approved at a later date subject to the standards in Section 1030.090 of the Zoning Ordinance. 2.Context Background On September 24, 2020, the City Council approved a topographic and wetland delineation waiver for the portion of the site that will be retained by the existing landowner. A topographic survey and wetland delineation would be required prior to any development on that lot. Zoning and Land Use The site is guided Existing Residential and zoned RSF-1 (Single Family Residential 1). Surrounding Properties The surrounding properties are guided Existing Residential and zoned UR (Urban Reserve). The property to the southwest across CR 116 is guided Mixed Use and zoned GMU (General Mixed Use). Natural Characteristics of the Site There are no natural resources identified in the Natural Resource Inventory Areas map. However, there is a savanna/pasture upland area identified directly north of the site. Additionally, there is a medium quality wetland in the northeast portion of the site. Preliminary Plat for Hunters Place 2nd Addition 2 February 4, 2021 3. ANALYSIS: A. Level of Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outline in the City’s subdivision and zoning ordinance and the conditions of the preliminary plat approval. If it meets these standards, the City must approve the final plat. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the final plat. B. Consistency with Ordinance Standards The City has a purchase agreement with the property owner for a portion of the 13.29-acre site for a future well and water treatment plant. The property will be subdivided to create a new parcel in the northwest portion of the site to be purchased by the City and the remainder will be retained by the landowner. Preliminary Plat The preliminary plat would create two lots. The lots exceed the minimum standards for the RSF-1 zoning district: RSF-1 district Lot 1 (city site) Lot 2 (Lother site) Minimum Lot Size 20,000 sq. ft. 141,698 square feet (3.25 acres) 430,160 square feet (9.88 acres) Minimum Lot Width 100 feet 463.64 feet 489.04 feet Front Yard Setback Major Roadways / Other Roads 100 feet / 40 feet N/A 100+ feet 270 +/- feet Rear Yard Setback 30 feet N/A 80 +/- feet Side Setback 10 feet N/A 150 +/- feet The required setbacks will be reviewed for compliance on Lot 1 when the final well site design is complete and the administrative permit is submitted. The existing structures on the Lother property all exceed setback requirements after the plat. Additionally, the plat includes dedication of 0.16 acres of land for County Road 116 adjacent to Lot 1. No additional right-of-way is provided for Lot 2 at this time, but will be required when that parcel is further subdivided. Standard drainage and utility easements are provided around the perimeter of the new lots and over the existing wetlands, ditch and pond. When the site plan for the well site is finalized a stormwater treatment Preliminary Plat for Hunters Place 2nd Addition 3 February 4, 2021 pond will be required as conceptually shown. The city will provide a drainage and utility easement over the pond in recordable form. Park Dedication Because no new development is proposed on Lot 2 and Lot 1 will be developed for public purposes, no park dedication is required at this time. Park dedication would be required if Lot 2 was further subdivided in the future. Ghost Plat Staff has prepared a ghost plat to show how the Lother site could be developed in the future when sanitary sewer and water are available. At this time no development is proposed. The purpose of the exhibit is primarily to show how future development could provide access to the future well site. Hennepin County will allow temporary access onto County Road 116 for Lot 1, but when Lot 2 further subdivides a new public street will be required to be built and provide access for Lot 1 (the well site) and Lot 2. At that time, access onto County Road 116 would be removed. Final Plat The final plat is not reviewed by the Planning Commission, but will be reviewed by the Council at the February 25th Council meeting. Next Steps Following approval of the plat, the City would continue to work on the design of the well site. No site plan approval is requested at this time. The well is considered an “essential service” by the Zoning Ordinance. Essential Services are defined as “the erection, construction, alteration or maintenance by private or public utilities, or municipal departments of underground or overhead telephone, gas, electrical, steam, hot water, waste, or water transmission, distribution, collection, supply or disposal systems, including poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants and other similar equipment and accessories in connection therewith for the furnishing of adequate service by such private or public utilities or municipal departments. Essential services shall not include waste facilities” and are allowed by administrative permit in the RSF-1 zoning district. Typically, these uses would be approved administratively by staff, however, because the well is a city project, the Council will review and approve as part of the project approval process at a future date. 4. RECOMMENDATION: Recommend approval of the draft resolution approving the preliminary plat. Preliminary Plat for Hunters Place 2nd Addition 4 February 4, 2021 Attachments a. Draft Resolution approving Preliminary Plat b. Site Location Map c. City Engineer’s Memo January 27, 2021 d. Hennepin County Transportation comments dated January 21, 2021 e. Preliminary Plat drawings dated December 15, 2020 f. Ghost Plat dated December 15, 2020 g. Conceptual site plan dated December 15, 2020 City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 2 Motion By: Seconded By: A RESOLUTION TO APPROVE A PRELIMINARY PLAT FOR “HUNTERS PLACE 2ND ADDITION” AT 10110 CR 116 (PID 12-119-23-22-0001) (CITY FILE NO. 20-044) WHEREAS, the City of Corcoran and Brian and Jacqueline Lother have requested approval of a preliminary plat to allow for the subdivision of the property legally described as: Lot 1, Block 1, HUNTERS PLACE, Hennepin County, Minnesota WHEREAS, the Planning Commission reviewed the submitted preliminary plat at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat subject to the following findings and conditions; 1. A preliminary plat is approved, in accordance with the plans received by the City on December 15, 2020, except as amended by this resolution. 2. No new lots are being created for development; therefore, park dedication is not required. 3. When Lot 2 is further subdivided, a new public street must be constructed to provide access to the well site on Lot 1. Access to County Road 116 for Lot 1 and Lot 2 will be eliminated at that time. 4. The applicant must obtain final site plan approval through an administrative permit prior to development of Lot 1. No site plan approval is granted at this time. 5. The applicant shall comply with comments in the City engineer’s memo dated January 27, 2021. 6. The applicant shall comply with all conditions in the Hennepin County Transportation comments dated January 21, 2021. 7. A drainage and utility easement will be required over the future stormwater management pond. If not provided on the plat, it will be required as a separate recordable document to be approved with the site plan. 8. Prior to issuance of building permits: a. Lot monuments shall be installed as required by the Subdivision Ordinance. b. Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 2 c. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 9. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of February 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director He nn e pin Cou n ty P ro perty Ma p Da te : 1/2 8/20 21 Comm en ts: 1 inc h = 4 00 fee t PAR CEL ID: 12 119 23 220 00 1 OWN ER N AME: B L L ot he r & J K L othe r PAR CEL AD DRESS: 1 011 0 Co R d N o 11 6, C o rc ora n MN 5 53 74 PAR CEL AR EA: 13 .29 ac r es , 57 8,81 2 sq ft A-T-B: Ab stra ct SAL E PR ICE: $38 5,00 0 SAL E D ATA: 0 4/20 17 SAL E C OD E: Exclu de d Fro m Ra tio Stud ies ASSESSED 20 19 , PAYABLE 202 0 PROPERT Y TYPE: R es iden t ial H OM ESTEAD : H ome ste ad M AR KET VAL UE: $38 1,60 0 TAX TO TAL: $5 ,3 34.6 2 ASSESSED 20 20 , PAYABLE 202 1 PRO PER TY TYPE: R eside ntial HO MESTEAD: Ho meste ad MARKET VALU E: $3 99 ,0 00 This data (i) is fur nish ed 'A S IS' wit h no represent at ion as t o com ple ten ess or acc urac y ; (ii) is furnis hed w it h n o war rant y of an y k ind; an d (ii i) is not sui tab le for lega l, engi neering or surv ey ing purposes . Hen nepin County s hall not be l iable fo r a ny damage, in jury or los s re sul ting f rom this dat a. COP YRIG HT © H EN N EPIN COU N TY 20 2 1 Engineer’s Memo Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Kevin Mattson, PE, Director of Public Works From: Kent Torve, PE, City Engineer Date: January 27th, 2021 Subject: NE Water Supply Site--Preliminary Plat and Final Plat Plan Review The City is underway with planning a municipal water supply system for NE Corcoran. Corcoran and Maple Grove have a water agreement for 5 million gallons per day (MGD) peak supply and Bellwether development is the current NE approved development to receive supply. Additional contract amendments may be executed, however the City is underway with initial efforts on creating a system that includes test well, municipal well, treatment feasibility and site planning. This memo reviews the site plan for preliminary and final platting City processes. Additional reviews and modifications will occur throughout the Site Plan approval process as the project moves forward. 1.0 Transportation 1.1 Access permit will be required from the County. 1.2 County has reviewed the site plan and will require the existing field access be removed. 1.3 Overall the County supports an interim access from CSAH 116 with ultimate access from a future Hunters Ridge expansion. 2.0 Stormwater Management 2.1 Drainage is to the north, therefore stormwater management is feasible within the site boundaries. 2.2 Adjacent property owner to the north will be contacted as the process moves forward. 2.3 A wetland process has been completed and no wetlands exist on site. 2.4 Additional regulatory agencies will have site requirements such as Elm Creek WMO, Minnesota Department of Health, and MPCA’s NPDES Construction Permit program. Engineer’s Memo January 27th, 2021 2 \\MSPFSV02\DesignDepot\Workshop\City of Corcoran\COR20044 - Hunters Place 2nd Addition PP and FP\2021-01-27 City Engineer Memo.docx 3.0 Sewer 3.1 The Water Treatment Plant (WTP) will require sewer service, and the main 30- inch Trunk Interceptor would be constructed to the site. This would require offsite easements and connection to the Pulte/Bellwether location. 4.0 Water 4.1 The WTP will require trunk water connections to the east and stubs would be installed to the west for future development needs. 5.0 Other 5.1 No existing easements need to be vacated. 5.2 Architectural, Landscape, Lighting options will be presented to Council separately throughout the Site Plan Process. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us January 21, 2021 Ms. Kendra Lindahl, AICP Principal Consultant City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Final Plat Review – Hunters Place 2nd Addition (Municipal Well) (Received 12/23/20) 10110 County Road (CR) 116 Hennepin County Plat Review ID #3903 (Reviewed 11/05/21) Dear Ms. Lindahl: Please consider the following county comments of this final plat proposal subdividing the north half of 10110 County Road 116 to construct a municipal well. Access: Pending demonstration of sufficient sight distance, we accept the proposed temporary access on County Road 116, which will be removed by the city with a future street connection to Hunters Ridge Road through Lot 2 (illustrated in ghost plat). To ensure this future connection, dedication of an access easement(s) between Lots 1 and 2 is recommended on the plat. Also, please remove any remnant field access(es) along CR 116 no longer serving a farming purpose. Right-of-way: We support the proposed 10-foot right-of-way dedication and 10-foot drainage and utility easement along County Road 116 (matching our preferred 60-foot half section). Storm Water/Drainage: We support the additional stormwater pond to be maintained by the city. The county storm water system will not take water from new drainage areas. The site needs to internally capture any additional stormwater runoff. Additional treatment may be needed if flow rates cannot match existing. Please maintain proper ditch drainage along County Road 116 with the proposed access. Contact: Drew McGovern at 612-596-0208 or drew.mcgovern@hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us Please contact Jason Gottfried: 612-596-0394, jason.gottfried@hennepin.us for further discussion. Sincerely, Carla Stueve, PE, PTOE County Highway Engineer He nn e p in Co u nty Natu ra l R es o urc es Map Da te : 12 /30/2 020 Co mm ent s: Th is da ta (i) is furn ished 'AS IS' wit h n o represe ntation as to comp leteness or accu racy; (ii) is furnish ed with no warra nty of a ny kin d; an d (iii) is n otsu it able for le ga l, engine ering or surveying p ur po ses. He nn epin Cou nt y shall n ot be liable for a ny d amage, in jury or loss re sulting from th is da ta. CO PYRIGHT © HENNEP IN COUNTY 2020 1 inc h = 4 00 f ee t Le ge n d Strea ms We tla nds Pot en tial Wetland - HC WI Pr obab le We tlan d - H CW I Pr obab le We tlan d - N WI PID: 1 211 9 232 2 000 1 Ad d re s s: 1 011 0 CO RD N O 116, C OR C OR AN O wne r N am e: B L LOT HER &J K LOT HER Acr es: 13.29 ¯ N88°52'31"W 215.44L=194.78R=670.00Δ=16°39'25"L=222.04R=515.00Δ=24°42'09"S80°49'47"E56.46S1°07'46"W 761.35 N89°58'44"W 362.55N1°09'23"E 161.92 N89°59'50"W 320.8310'EASEMENTLOT 1BLOCK 1LOT 2BLOCK 110'30.6'5' EASEMENT5' EASEMENT10'EXISTING EASEMENTN1° 09' 22.57"E 301.69S89° 59' 50.32"W266.97S1° 07' 19.57"W58.83S89° 59' 50.32"W320.87S1° 07' 04.85"W151.90S89° 59' 50.32"W320.57DRAINAGE AND UTILITY EASEMENT PER PLAT10'50'EXISTING RIGHT OF WAYS1° 07' 28.57"W448.63S1° 07' 28.57"W463.64COUNTY ROAD 116M:\2294\0048 - NE Water Supply\3_DESIGN\CAD\2 EXHIBITS\2294-0048-preliminary Plat.dwg SHEET NO.:SHEET TITLE:12/10/2020 2:30:39 PM CLIENT:CITY OFCORCORANCITY OF CORCORAN NORTHEAST WATER SUPPLY 8200 COUNTY ROAD 116 CORCORAN, MN 55340 8200 COUNTY ROAD 116CORCORAN , MN 55340DWN BY:ISSUE DATE:PROJECT NO.:2294-0048ISSUE NO.:JVBCHK'D BY:JMBAPP'D BY:JMBCERTIFICATION:08/12/20201PRELIMINARY PLAT FOR HUNTERS PLACE 2ND ADDITIONCORCORAN, MINNESOTAPROPERTY DESCRIPTIONLOT 1, BLOCK 1, HUNTERS PLACE, HENNEPIN COUNTY, ACCORDING TO THE RECORD PLAT THEREOF.ZONINGSINGLE FAMILY RESIDENTIAL 1DATE OF PREPARATIONDECEMBER 4, 2020PROPERTY OWNERSB L Lother & J K Lother10110 Co Rd No 116Rogers, MN 55374SURVEYORGARY BJORKLUNDWENCK ASSOCIATES, INC.1800 PIONEER CREEK CENTERMAPLE PLAIN, MN 55359MN LICENSE NUMBER: 48677PROPOSED LAND AREASTOTAL AREA TO BE PLATTED = 578,813 SQUARE FEET OR 13.288 ± ACRESAREA LOT 1 BLOCK 1 = 141,698 SQUARE FEET OR 3.253 ± ACRESAREA LOT 2 BLOCK 1 = 430,160 SQUARE FEET OR 9.875 ± ACRESAREA DEDICATED AS RIGHT OF WAY = 6,955 SQUARE FEET OR 0.160 ± ACRES HUNTERS RIDGE LOT 1 COUNTY ROAD NO. 116 920920 920930 918922 922 922924924924926928932FIELDENTRANCEACCESS POINTAPPROXIMATE LOCATION OFSEPTIC TANKS AND DRAIN FIELD60'BUILDING SET BACK40'PARKING SET BACKFUTURE 30"TRUNK SEWERFUTUREENTRANCEFUTUREPARKINGEXPANSIONPRODUCTIONWELLMONITORINGWELLHUNTERS RIDGECSAH 116 FUTURE LIMESOFTENING PLANT125 FT X 160 FTIRON FILTRATIONEXPANSION100 FT X 100 FTFUTURE DRIVEEXPANSIONINITIALBUILDING50 FTX 50 FTSTORMWATERPONDING AREALIMEBYPRODUCTHANDLINGM:\2294\0048 - NE Water Supply\3_DESIGN\CAD\2 EXHIBITS\2294-0048 FIG 1 Water Supply Schematic.dwg SHEET NO.:SHEET TITLE:12/14/2020 12:41:21 PM CLIENT:CITY OFCORCORANCITY OF CORCORAN NORTHEAST WATER SUPPLY 8200 COUNTY ROAD 116 CORCORAN, MN 55340 8200 COUNTY ROAD 116CORCORAN , MN 55340DWN BY:ISSUE DATE:PROJECT NO.:2294-0048ISSUE NO.:JVBCHK'D BY:JMBAPP'D BY:JMBCERTIFICATION:08/12/20201C-101LOCATION PLANEXISTING CONTOURPROPERTY LINESITE LEGENDEASEMENT LINESANITARY SEWERWATERMAINRIGHT OF WAY LINEEXISTING PROPERTY LINEEXISTING EASEMENT N89°59'50"W 320.83 WE T WETWETWETWETWE T WETW E T WETWETWETWETWETWETWETWETWETWETWETWET Zoning District RSF-1 Minimum Lot Size 20,000 sq. ft. Minimum Lot Width 100’ Front Yard Setback Major Roadways / Other Roads 100’ / 40’ Rear Yard Setback 30’ Side Setback 10’ 1 23,915 sq. ft. 2 20,285 sq. ft. 3 23,295 sq. ft. 4 113,920 sq. ft. 5 25,935 sq. ft. 6 20,130 sq. ft. 7 21,545 sq. ft. 8 25,160 sq. ft. 9 40,975 sq. ft. 10 81,275 sq. ft.Rear Setback Rear Setback 40’ 100’ Rear Setback Front Setback Front Setback Front Setback Front Setback Front Setback ROWROWSide Setback 28’ 50’ 64’ 50’ Side Setback Front Setback Side Setback Design Requirements Lot Information 1 2 3 4 5 6 789 10 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Lother Ghost Plat • Corcoran, MN 12.15.2020 Ghost Plat NORTH 0 30’ 60’ 120’ 240’ N88°52'31"W 215.44L=194.78R=670.00Δ=16°39'25"L=222.04R=515.00Δ=24°42'09"S80°49'47"E56.46S1°07'46"W 761.35 N89°58'44"W 362.55N1°09'23"E 161.92 N89°59'50"W 320.8310'EASEMENTLOT 1BLOCK 1LOT 2BLOCK 110'30.6'5' EASEMENT5' EASEMENT10'EXISTING EASEMENTN1° 09' 22.57"E 301.69S89° 59' 50.32"W266.97S1° 07' 19.57"W58.83S89° 59' 50.32"W320.87S1° 07' 04.85"W151.90S89° 59' 50.32"W320.57DRAINAGE AND UTILITY EASEMENT PER PLAT10'50'EXISTING RIGHT OF WAYS1° 07' 28.57"W448.63S1° 07' 28.57"W463.64COUNTY ROAD 116M:\2294\0048 - NE Water Supply\3_DESIGN\CAD\2 EXHIBITS\2294-0048-preliminary Plat.dwg SHEET NO.:SHEET TITLE:12/10/2020 2:30:39 PM CLIENT:CITY OFCORCORANCITY OF CORCORAN NORTHEAST WATER SUPPLY 8200 COUNTY ROAD 116 CORCORAN, MN 55340 8200 COUNTY ROAD 116CORCORAN , MN 55340DWN BY:ISSUE DATE:PROJECT NO.:2294-0048ISSUE NO.:JVBCHK'D BY:JMBAPP'D BY:JMBCERTIFICATION:08/12/20201PRELIMINARY PLAT FOR HUNTERS PLACE 2ND ADDITIONCORCORAN, MINNESOTAPROPERTY DESCRIPTIONLOT 1, BLOCK 1, HUNTERS PLACE, HENNEPIN COUNTY, ACCORDING TO THE RECORD PLAT THEREOF.ZONINGSINGLE FAMILY RESIDENTIAL 1DATE OF PREPARATIONDECEMBER 4, 2020PROPERTY OWNERSB L Lother & J K Lother10110 Co Rd No 116Rogers, MN 55374SURVEYORGARY BJORKLUNDWENCK ASSOCIATES, INC.1800 PIONEER CREEK CENTERMAPLE PLAIN, MN 55359MN LICENSE NUMBER: 48677PROPOSED LAND AREASTOTAL AREA TO BE PLATTED = 578,813 SQUARE FEET OR 13.288 ± ACRESAREA LOT 1 BLOCK 1 = 141,698 SQUARE FEET OR 3.253 ± ACRESAREA LOT 2 BLOCK 1 = 430,160 SQUARE FEET OR 9.875 ± ACRESAREA DEDICATED AS RIGHT OF WAY = 6,955 SQUARE FEET OR 0.160 ± ACRES HUNTERS RIDGE LOT 1 COUNTY ROAD NO. 116 920920 920930 918922 922 922924924924926928932FIELDENTRANCEACCESS POINTAPPROXIMATE LOCATION OFSEPTIC TANKS AND DRAIN FIELD60'BUILDING SET BACK40'PARKING SET BACKFUTURE 30"TRUNK SEWERFUTUREENTRANCEFUTUREPARKINGEXPANSIONPRODUCTIONWELLMONITORINGWELLHUNTERS RIDGECSAH 116 FUTURE LIMESOFTENING PLANT125 FT X 160 FTIRON FILTRATIONEXPANSION100 FT X 100 FTFUTURE DRIVEEXPANSIONINITIALBUILDING50 FTX 50 FTSTORMWATERPONDING AREALIMEBYPRODUCTHANDLINGM:\2294\0048 - NE Water Supply\3_DESIGN\CAD\2 EXHIBITS\2294-0048 FIG 1 Water Supply Schematic.dwg SHEET NO.:SHEET TITLE:12/14/2020 12:41:21 PM CLIENT:CITY OFCORCORANCITY OF CORCORAN NORTHEAST WATER SUPPLY 8200 COUNTY ROAD 116 CORCORAN, MN 55340 8200 COUNTY ROAD 116CORCORAN , MN 55340DWN BY:ISSUE DATE:PROJECT NO.:2294-0048ISSUE NO.:JVBCHK'D BY:JMBAPP'D BY:JMBCERTIFICATION:08/12/20201C-101LOCATION PLANEXISTING CONTOURPROPERTY LINESITE LEGENDEASEMENT LINESANITARY SEWERWATERMAINRIGHT OF WAY LINEEXISTING PROPERTY LINEEXISTING EASEMENT N89°59'50"W 320.83 WE T WETWETWETWETWE T WETW E T WETWETWETWETWETWETWETWETWETWETWETWET Zoning District RSF-1 Minimum Lot Size 20,000 sq. ft. Minimum Lot Width 100’ Front Yard Setback Major Roadways / Other Roads 100’ / 40’ Rear Yard Setback 30’ Side Setback 10’ 1 23,915 sq. ft. 2 20,285 sq. ft. 3 23,295 sq. ft. 4 113,920 sq. ft. 5 25,935 sq. ft. 6 20,130 sq. ft. 7 21,545 sq. ft. 8 25,160 sq. ft. 9 40,975 sq. ft. 10 81,275 sq. ft.Rear Setback Rear Setback 40’ 100’ Rear Setback Front Setback Front Setback Front Setback Front Setback Front Setback ROWROWSide Setback 28’ 50’ 64’ 50’ Side Setback Front Setback Side Setback Design Requirements Lot Information 1 2 3 4 5 6 789 10 Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Lother Ghost Plat • Corcoran, MN 12.15.2020 Ghost Plat NORTH 0 30’ 60’ 120’ 240’ 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: January 27, 2021 for the February 4, 2021 Planning Commission Meeting RE: Interim Use Permit for an accessory dwelling unit (ADU) at 6330 Snyder Road (PID 35-119-23-43-0002) (city file no. 20-045) 120-DAY REVIEW DEADLINE: April 16, 2021 1. Application Request The applicant, Kevin Henn, has requested approval of an interim use permit to allow an accessory dwelling unit in a new detached garage. 2. Context Level of City Discretion in Decision-Making The City’s discretion in approving or denying an interim use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the interim use permit. Zoning and Land Use The property is in the Urban Reserve (UR) District and is guided Existing Residential on the Future Land Use Map. Surrounding Properties The properties to the north, west and south are also zoned Urban Reserve (UR) and guided Existing Residential. The property to the east is zoned Single Family Residential 2 (RSF-2) and guided Low Density Residential. Natural Characteristics of the Site The site has an existing single-family home on the south side of the lot and a wetland located in the center of the lot. Agenda Item: 6b. 6330 Snyder Road ADU IUP (20-045) 2 February 4, 2021 3. Analysis of Request Interim Use Permit The applicant is requesting approval to allow an ADU to be built on the north side of the 6330 Snyder Road property. The proposed 2,000 square foot ADU would contain a 1,200 square foot garage and workshop with an 800 square foot living area, all on one level. The building will contain two bedrooms, one bath, a living room and kitchen. The applicant is intending to have this be the primary residence for his parents for the next 10-15 years. The purpose of the ADU is to have the parents close by to assist in the care of the applicant’s 1-year old twins, whom need additional care. Accessory Structure A 5.5-acre residential lot is allowed up to a 2,594 square foot accessory structure. The proposed 2,000 square foot structure complies with the allowed size. The accessory structure has a sidewall height of 10 feet which is the maximum height of an accessory building when located in the front yard. Setbacks The ADU is required to have the same setback as the living area of a principal dwelling. The table below includes the required and proposed setbacks. Required Setback Proposed Setback Front yard setback (west and north lot lines) 50 feet 54 feet Side yard setback (east lot line) 25 feet 55 feet Rear yard setback (south lot line) 30 feet Over 100 feet Utilities The ADU is proposed to be served by a new well and septic separate from the well and septic serving the existing home. The applicant provided a septic design the locations of the primary and secondary locations with the application. The septic locations need to be approved by the Hennepin County Public Health Department prior to building permit submittal. Parking The garage will have room for three off-street parking spaces within the proposed garage for vehicles. This exceeds the required amount. Architecture The proposed architecture for the ADU is a combination of vinyl siding, cedar shake vinyl siding and stone veneer in primarily gray colors to match the existing home. The ADU structure will have a gambrel style roof and barn style windows to match the existing shed, house and character of the surrounding residential area. 6330 Snyder Road ADU IUP (20-045) 3 February 4, 2021 Wetlands An approved wetland delineation report was submitted for 6330 Snyder Road. The 50-foot setback shown for the septic system from the wetland is incorrect. The plans should be updated to show a 75-foot setback consistent with the code requirement from Section 1050.010 Subd. 4(A). The primary septic site may need to shift to accommodate the increased setback. The existing survey is showing a 10-foot buffer for the wetland. The city standard for a low quality wetland is 15 feet but it is not required to meet the buffer standards when a lot isn’t being platted. However, the applicant is encouraged show the correct wetland buffer of 15 feet. Tree Preservation and Landscape The site is heavily wooded with a variety of tree species. A variety of buckthorn, honeysuckle, boxelder and cedar trees will be removed for the construction of the ADU and primary septic site. The existing wooded areas on the north and east sides of the site will be preserved and maintained as buffers from adjacent properties. The UR district permits ADU’s as an IUP in Section 1040.020 Subd. 5. The IUP for an ADU is subject to the following additional conditions: 1. Not more than one accessory dwelling unit shall be allowed on a single-family detached lot. Complies. 2. An accessory dwelling unit shall be located in an existing single family home or above an attached or detached garage that is accessory to a single-family detached home. Complies, the ADU will be located in a detached garage. 3. An attached or detached accessory dwelling unit shall comply with the same minimum building setback requirements as required for the living portion of the principal dwelling unit. Complies. 4. An accessory dwelling unit shall be a clearly incidental and subordinate use, the gross floor area of which shall not exceed the gross floor area of the principal dwelling unit or 800 square feet, whichever is less. Complies. 5. Unless otherwise specified in this Subdivision, a detached accessory dwelling unit shall be subject to the same regulations as provided for under Section 1030 of this Chapter. Complies, the ADU meets the size, location, height and architecture standards in Section 1030. 6330 Snyder Road ADU IUP (20-045) 4 February 4, 2021 6. The exterior design of an accessory dwelling unit shall incorporate a similar architectural style, roof pitch, colors, and materials as the principal building on the lot. Complies. The ADU uses vinyl siding, cedar shake vinyl siding and stone veneer in primarily gray colors with a gambrel roof similar to the principal structure. 7. The owner of the property shall reside in the principal dwelling unit or in the accessory dwelling unit. The owner will continue to live in the principal dwelling. 8. There shall be no separate ownership of the accessory dwelling unit. There will be no separate ownership. 9. In addition to the parking spaces required for the principal dwelling unit on the lot, 2 off-street parking spaces shall be provided for an accessory dwelling unit. Such accessory dwelling unit parking spaces shall not conflict with the principal dwelling unit parking spaces, and shall comply with the requirements of this Chapter. Complies, there will be three parking spaces provided within the garage. 10. An accessory dwelling unit shall have a separate address from the principal dwelling unit on the lot, and shall be identified with address numbers. This will be addressed at building permit. 11. The interim use permit shall expire if the principal use of the property changes or the ownership of either the property or the principal use changes. This has been included as a condition for approval. 12. The interim use permit shall be issued for 3 years in accordance with the procedures outlined in Section 1070.030 of the Zoning Ordinance. Such permits will be administratively reviewed every 3 years to ensure compliance with conditions of approval and ordinance requirements for accessory dwelling units. Interim uses found to be in compliance may be extended by the Zoning Administrator for periods of up to 3 years each. This has been included as a condition for approval. Staff finds that the above standards for an interim use permit have been met or can be addressed with the changes discussed in the staff report. We have included conditions in the draft resolution to address these issues. 6330 Snyder Road ADU IUP (20-045) 5 February 4, 2021 4. Recommendation Staff recommends approval of the interim use permit for an accessory dwelling unit for 6330 Snyder Road. Attachments 1. Draft Resolution approving the interim use permit 2. Site Location Map 3. Engineering Memo dated January 27, 2021 4. Applicant’s Narrative dated December 10, 2020 5. Site Plan received December 10, 2020 6. Building Elevations received December 10, 2020 City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 3 Motion By: Seconded By: APPROVING INTERIM USE PERMIT FOR AN ACCESSORY DWELLING UNIT FOR KEVIN HENN AT 6330 SNYDER ROAD (PID 35-119-23-43-0002) (CITY FILE 20-045) WHEREAS, Kevin Henn (“the applicant”) has requested approval of an interim use permit to construct an accessory dwelling unit on an existing 5.5-acre parcel legally described as: The North 787.63 feet of the East Half of the Southwest Quarter of the Southeast Quarter of Section 35, Township 119, Range 23, Hennepin County, Minnesota. Except Road. WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for an interim use permit, subject to the following conditions: 1. An interim use permit is approved to allow construction of an accessory dwelling unit, in accordance with the application materials and plans received by the City on December 10, except as amended by this resolution. 2. The applicant shall comply with all conditions in the City Engineer’s memo dated January 27, 2021. 3. Septic locations must be approved by the Hennepin County Public Health Department prior to submittal of a building permit application. 4. A separate address shall be established for the accessory dwelling unit. 5. The applicant must comply with all wetland requirements: a. Revise the plans to show a wetland setback of 75 feet for septic structures. b. Although not required, the applicant is encouraged to revise the plans to show a 15 foot wetland buffer in compliance with the wetland buffer standards. 6. The accessory dwelling unit is subject to these specific standards: a. Not more than one accessory dwelling unit shall be allowed on a single-family detached lot. b. An accessory dwelling unit shall be located in the detached garage that is accessory to a single-family detached home. City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 3 c. The accessory dwelling unit shall comply with the same minimum building setback requirements as required for the living portion of the principal dwelling unit. d. The accessory dwelling unit shall not exceed 800 square feet. e. Unless otherwise specified in this Subdivision, a detached accessory dwelling unit shall be subject to the same regulations as provided for under Section 1030 of this Chapter. f. The exterior design of the accessory dwelling unit shall incorporate a similar architectural style, roof pitch, colors, and materials as the principal building on the lot. g. The owner of the property shall reside in the principal dwelling unit or in the accessory dwelling unit. h. There shall be no separate ownership of the accessory dwelling unit. i. Three off-street parking spaces shall be provided for the accessory dwelling unit. Such accessory dwelling unit parking spaces shall not conflict with the principal dwelling unit parking spaces, and shall comply with the requirements of this Chapter. j. The accessory dwelling unit shall have a separate address from the principal dwelling unit on the lot, and shall be identified with address numbers. k. The interim use permit shall expire if the principal use of the property changes or the ownership of either the property or the principal use changes. l. The interim use permit shall be issued for 3 years in accordance with the procedures outlined in Section 1070.030 of the Zoning Ordinance. Such permits will be administratively reviewed every 3 years to ensure compliance with conditions of approval and ordinance requirements for accessory dwelling units. Interim uses found to be in compliance may be extended by the Zoning Administrator for periods of up to 3 years each. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 3 Whereupon, said Resolution is hereby declared adopted on this xx day of February 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director He nn e pin Cou n ty P ro perty Ma p Da te : 1/1 3/20 21 Comm en ts: 1 inc h = 4 00 fee t PAR CEL ID: 35 119 23 430 00 2 OWN ER N AME: An ast asia He nn & Kev in H enn PAR CEL AD DRESS: 6 330 Sn yd er R d, Co rc or an MN 5 53 40 PAR CEL AR EA: 5.4 5 ac re s, 237 ,512 sq ft A-T-B: To rr ens SAL E PR ICE: $37 7,00 0 SAL E D ATA: 0 2/20 20 SAL E C OD E: Wa rr anty D e ed ASSESSED 20 19 , PAYABLE 202 0 PROPERT Y TYPE: R es iden t ial H OM ESTEAD : N on -H ome stea d M AR KET VAL UE: $31 8,00 0 TAX TO TAL: $4 ,9 46.5 4 ASSESSED 20 20 , PAYABLE 202 1 PRO PER TY TYPE: R eside ntial HO MESTEAD: Ho meste ad MARKET VALU E: $3 75 ,0 00 This data (i) is fur nish ed 'A S IS' wit h no represent at ion as t o com ple ten ess or acc urac y ; (ii) is furnis hed w it h n o war rant y of an y k ind; an d (ii i) is not sui tab le for lega l, engi neering or surv ey ing purposes . Hen nepin County s hall not be l iable fo r a ny damage, in jury or los s re sul ting f rom this dat a. COP YRIG HT © H EN N EPIN COU N TY 20 2 1 Engineer’s Memo Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Kevin Mattson, PE, Director of Public Works From: Kent Torve, PE, City Engineer Date: January 27th, 2021 Subject: 6330 Snyder Road Accessory Dwelling Unit The parcel at 6330 Snyder Road is being proposed to have an accessory dwelling unit. The plans received on December 10th were reviewed. Engineering and public works comments are as follows: 1.0 Site Plan Comments 1.1 Proposed culvert size and type shall be labeled and shall follow City standards. Driveway permit will be necessary. 1.2 Existing house driveway culvert size shall be labeled. 1.3 Culvert under Snyder Road should be labeled with diameter. 1.4 Existing conditions drainage arrows shall be added. 1.5 Slab on grade elevations appear reasonable. Any below grade construction will require additional stormwater analysis and engineering. 1.6 Install new mailbox in accordance with Post Office guidance in terms of placement and height. It is recommended to install a swing-away style to assist with winter maintenance needs. 1.7 Proposed contours and grading will be reviewed at building permit, any disturbance over 1 acre will trigger WMO review. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: January 27, 2021 for the February 4, 2021 Planning Commission Meeting RE: Front Setback Variance for the Property located at 20795 Larkin Road (PID 27-119- 23-41-0013) (city file no. 20-046) 120-DAY REVIEW DEADLINE:April 20, 2021 1.Application Request The applicant has requested approval of a variance to allow a reduced front yard setback to allow 12.35 feet on the eastern private drive frontage and 2.63 feet on the southern private drive frontage where 50 feet is required. 2.Context Level of City Discretion in Decision-Making The City’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Zoning and Land Use The property is in the Rural Residential (RR) District and is guided Rural/Ag Residential on the Future Land Use Map. Surrounding Properties The surrounding properties are also zoned Rural Residential (RR) and guided Rural/Ag Residential. Natural Characteristics of the Site The site is an undeveloped residential lot with wooded areas on the east and west sides of the lot. Agenda Item: 6c. 20795 Larkin Road Front Setback Variance (20-046) 2 February 4, 2021 3. Analysis of Request Variance The 5.2-acre parcel at 20795 Larkin Road was recently platted as part of “Larkin Road Addition” which created a lot for the existing home that fronts on Larkin and this lot for a new residential home. The plat was approved with no deviations from the zoning ordinance standards. The approved plat showed the required setback lines and included footprint for a new house in compliance with the ordinance standards. In December 2020, the applicant applied for a building permit with the home shown on the attached survey which does not meet the required front setback standards. The applicant has requested a variance to reduce the front yard setback adjacent to the private drive easement on the eastern and southern sides of the lot. The zoning ordinance requires a 50-foot setback in the Rural Residential zoning district where a lot abuts a public street or private drive easement. The applicant has requested a reduction of this setback to: • 12.35 feet from the private drive easement on the eastern side of the lot where 50 feet is required and • 2.63 feet from the private drive easement on the southern side of the lot where 50 feet is required. The applicant also included an alternative location for the home on the survey but staff has not reviewed this location as this was not the location requested by the applicant. Staff notes that while the home design as shown can not fit in this portion of the site, it could be located south of the private drive in compliance with ordinance standards. The burden of proof is on the applicant to show that all of the following variance criteria from Section 1070.040 Subd. 2(B) have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. The narrative from the applicant states that the practical difficulty in complying with the Zoning Ordinance comes from the geography and he states that private drives were never intended to restrict the rights of an individual homeowner. He also describes that the other available areas of the site that can accommodate a house do not accommodate a walkout basement or would require additional utility work. Staff does not view these reasons as a practical difficulty. Mr. Kariniemi was the developer of the subdivision. The lot was approved through the preliminary and final plat process with a sample building pad that meets the required setbacks. Mr. Kariniemi did not design the proposed home within the approved area and is now seeking deviation from the code requirements to build a specific home in this location. However, there other locations on the 5.2-acre site that can accommodate this floor plan or plans could be modified to fit in this area of the lot. 20795 Larkin Road Front Setback Variance (20-046) 3 February 4, 2021 Economic considerations, such as increased construction costs, are not considered practical difficulties under the law. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The applicant’s narrative states that the unique condition for this parcel of land is that there is a private drive which restricts the property where there would normally be a driveway. Staff does not believe this is a unique condition to the parcel as all newly created parcels are required to have frontage on either a public street or private drive and to meet the setback from the public road or private drive easement. Additionally, the conditions for this property were created by the landowner through the preliminary and final plat approval processes, which allowed him to create the required frontage through a private drive rather than a public street. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variance will alter the essential character of the locality. The single- family home is consistent with the area but the setback reductions are not consistent with rural character of the Rural Residential district. The character of the rural residential neighborhoods is preserved through larger lot size and greater setbacks. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The purpose of the Rural Residential district is to maintain the rural character of the City through larger lot size and setbacks. The proposed variance is a large reduction in the front yard setback and is not in harmony with the purpose and intent of the zoning ordinance. 5. The variance is consistent with the Comprehensive Plan. The Comprehensive Plan is established to guide future development within the city. The Comprehensive Plan does not identify any goals or implementation items that are achieved through the requested variance. The guidance for the Rural/Ag Residential land use is to maintain the rural experience for the residents of the area and this is not accomplished through a variance to reduce the front yard setback by such a drastic amount. With the findings given above, staff does not believe the variance criteria has been met. 20795 Larkin Road Front Setback Variance (20-046) 4 February 4, 2021 4. Conclusions The Planning Commission must determine if the variance standards have been met. • If the Commission finds that the variance standards have not been met, they should recommend denial of the variance. • If the Commission finds that the variance standards have been met, they may recommend approval of the variance and provide findings of fact to show how the variance standards have been met. 5. Recommendation Staff recommends denial of the front yard setback variance for 20795 Larkin Road. Attachments 1. Draft Resolution denying the Variance 2. Site Location Map 3. Engineer’s Memo dated January 27, 2021 4. Applicant’s Narrative dated December 14, 2020 5. Survey received December 14, 2020 City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 2 Motion By: Seconded By: DENYING VARIANCE FOR A REDUCED FRONT YARD SETBACK FOR NATE KARINIEMI AT 20795 LARKIN ROAD (PID 27-119-23-41-0013) (CITY FILE 20-046) WHEREAS, Nate Kariniemi (“the applicant”) has requested approval of a variance to allow a reduced front yard setback to construct a single family home on an existing 5.2-acre parcel legally described as: Lot 2, Block 1, Larkin Road Addition, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the variance at a duly called Public Meeting and recommends denial, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a variance, subject to the following findings: 1. That there are practical difficulties in complying with the Zoning Ordinance. Mr. Kariniemi was the developer of the subdivision. The lot was approved through the preliminary and final plat process with a sample building pad that meets the required setbacks. Mr. Kariniemi did not design the proposed home within the approved area and is now seeking deviation from the code requirements to build a specific home in this location. However, there other locations on the 5.2-acre site that can accommodate this floor plan or plans could be modified to fit in this area of the lot. Economic considerations, such as increased construction costs, are not considered practical difficulties under the law 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. All newly created parcels are required to have frontage on either a public street or private drive and to meet the setback from the public road or private drive easement. Additionally, the conditions for this property were created by the landowner through the preliminary and final plat approval processes, which allowed him to create the required frontage through a private drive rather than a public street. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variance will alter the essential character of the locality. The single-family home is consistent with the area but the setback reductions are not consistent with rural character of the Rural Residential district. The character of the City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 2 rural residential neighborhoods is preserved through larger lot size and greater setbacks. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The purpose of the Rural Residential district is to maintain the rural character of the City through larger lot size and setbacks. The proposed variance is a large reduction in the front yard setback and is not in harmony with the purpose and intent of the zoning ordinance. 5. The variance is consistent with the Comprehensive Plan. The Comprehensive Plan is established to guide future development within the city. The Comprehensive Plan does not identify any goals or implementation items that are achieved through the requested variance. The guidance for the Rural/Ag Residential land use is to maintain the rural experience for the residents of the area and this is not accomplished through a variance to reduce the front yard setback by such a drastic amount. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of February 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director He nn e pin Cou n ty P ro perty Ma p Da te : 1/2 8/20 21 Comm en ts: 1 inc h = 4 00 fee t PAR CEL ID: 27 119 23 410 01 3 OWN ER N AME: W illow 1 Llc PAR CEL AD DRESS: 2 079 5 Lar k in Rd , Cor co ran MN 55 34 0 PAR CEL AR EA: 5.1 8 ac re s, 225 ,786 sq ft A-T-B: To rr ens SAL E PR ICE: SAL E D ATA: SAL E C OD E: ASSESSED 20 19 , PAYABLE 202 0 PROPERT Y TYPE: R es iden t ial H OM ESTEAD : H ome ste ad M AR KET VAL UE: $40 ,000 TAX TO TAL: $6 22.20 ASSESSED 20 20 , PAYABLE 202 1 PRO PER TY TYPE: Va ca nt L an d-reside ntial HO MESTEAD: No n-h ome ste ad MARKET VALU E: $1 25 ,0 00 This data (i) is fur nish ed 'A S IS' wit h no represent at ion as t o com ple ten ess or acc urac y ; (ii) is furnis hed w it h n o war rant y of an y k ind; an d (ii i) is not sui tab le for lega l, engi neering or surv ey ing purposes . Hen nepin County s hall not be l iable fo r a ny damage, in jury or los s re sul ting f rom this dat a. COP YRIG HT © H EN N EPIN COU N TY 20 2 1 Engineer’s Memo Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Kevin Mattson, PE, Director of Public Works From: Kent Torve, PE, City Engineer Date: January 25th, 2021— Subject: Kariniemi Variance_ Larkin Road A lot along Larkin Road has a single family lot with private drive and is requesting variance from setbacks. Engineering and Public Works reviewed for infrastructure system impacts. Site Plan Comments o Westerly swale is shown as draining south which is consistent with prior plans. o Easterly/Southeasterly grading is steeper than original plans.  If grading is within the 60-foot driveway easement and steeper than 3:1, a retaining wall and encroachment agreement would be necessary.  This will be reviewed at building permit. 983986998996100199299198998898798199999499398698210029939829899919929949959859959901000980990983984LOT 2 5.18 AC. LOT 1 2.46 AC. ENGINEERING Anderson Engineering of Minnesota, LLC 13605 1st Avenue North Suite 100 Plymouth, MN 55441 763-412-4000 (o) 763-412-4090 (f) www.ae-mn.com ENGINEERING ARCHITECTURE LAND SURVEYING ENVIRONMENTAL SERVICES LANDSCAPE ARCHITECTURE ANDERSON NOT FOR CONSTRUCTIONN050'100' EXISTING LEGEND CLEAN OUT COMMUNICATION JUNCTION BOX ELECTRIC METER LIGHT POLE MONITOR WELL POWER POLE POWER POLE ANCHOR SIGN PROPOSED WELL FOUND IRON MONUMENT SET IRON PIPE WITH P.L.S. NO. 20281 OVERHEAD WIRES CONIFEROUS TREE DECIDUOUS TREE EXISTING BITUMINOUS EXISTING CONCRETE EXISTING GRAVEL DRIVE PROPOSED LEGEND 5' DRAINAGE & UTILITY EASEMENT WETLAND EASEMENT DRAINAGE EASEMENT 60' ACCESS EASEMENT NEW HOME PAD 50'x60' PRIMARY SEPTIC FIELDFUTURE SEPTIC AREA SEPTIC TANK COVER DRAINAGE & UTILITY EASEMENT PROPERTY LINE PROPERTY LINE 30' ACCESS EASEMENT PROPOSED HOMESITE (APPROX. LOCATION) P PRILIMINARY PRIMARY & SECONDARY SEPTIC FIELD LOCATIONS (TO BE VERIFIED) S GRAVEL DRIVE/ PRIVATE ROAD DRAINAGE DIRECTION FLOW PROPOSED 25 LF. 12" CMP CULVERT PROPOSED PRIVATE ROAD, GRAVEL SURFACE AREA = 11,536 S.F.25'25' MIN. 985 EXISTING CONTOUR LINE CONTOUR LINE985 GRAVEL DRIVE SILT FENCE SILT FENCE TREE, TO BE REMOVED NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESH WITH HOG RINGS, STEEL POSTS WITH TIE WIRES, OR WOOD POSTS WITH STAPLES. DIRECTION OF RUNOFF FLOW ENGINEERING FABRIC FABRIC ANCHORAGE TRENCH BACKFILL WITH TAMPED NATURAL SOILMETAL OR WOOD POST OR STAKE WIRE MESH REINFORCEMENT (OPTIONAL)2'6"6"MIN.MIN.MIN.SCALE:1 SILT FENCE INSTALLATION DETAIL N.T.S. SILT FENCE PAVED DRIVEWAY APRON (BITUMINOUS) 5 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT-OF-WAY LINES AND 5 FEET IN WIDTH AND ADJOINING INTERIOR AND EXTERIOR LOT LINES. 5 10PROPOSED DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: SCALE:2 PROPOSED DRAINAGE AND UTILITY EASEMENTS DETAIL N.T.S. 3:1 MA X . 3:1 MA X . VARIE S 3:1 M A X . 2.5%2.5% 10'10' 12" CLASS 5 AGGREGATE BASE MNDOT 3138 NOTES: 1.THE CITY RESERVES THE RIGHT TO INCREASE THE DRIVEWAY SECTION BASED ON SOIL CONDITIONS FOR A 10-TON SECTION. 2.MINIMUM SLOPE = 0.5% 3.MAXIMUM SLOPE = 10% 4.ROLL TEST SHALL BE CONDUCTED, IN THE PRESENSE OF CITY ENGINEERING REPRESENTATIVE. LONG AGGREGATE DRIVEWAY SCALE:3 PRIVATE DRIVE TYPICAL SECTION N.T.S. SITE DATA: PROPERTY ADDRESS: 20801 LARKIN ROAD, CORCORAN, MN 55340 LEGAL DESCRIPTION: PROPOSED ZONING DISTRICT: RR (RURAL RESIDENTIAL) SITE AREA: LOT 1 AREA: LOT 2 AREA: 5.18 AC. LARKIN ROAD (40') EASEMENT AREA: 0.34 AC. MINIMUM LOT AREA: 2.0 AC. MINIMUM LOT WIDTH: 200 FT. MINIMUM LOT DEPTH: 300 FT. BUILDING SETBACKS: BENCH MARK: REFER TO SHEET C0. REQUIRED WETLAND BUFFER AREA: 0.33 AC. (BASED UPON EXACT 25 FT. OFFSET) PROVIDED WETLAND BUFFER AREA: 0.34 AC. (AVERAGE 25 FT. OFFSET) 7.98 AC. (TOTAL) 7.64 AC. (EXCLUDING LARKIN ROAD EASEMENT) THE NORTH 960.00 FEET OF THE WEST 347.00 FEET OF THE EAST 789.00 FEET AND THE NORTH 720.00 FEET OF THE WEST 20.00 FEET OF THE EAST 809.00 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 27, TOWNSHIP 119 NORTH, RANGE 23 WEST, HENNEPIN COUNTY, MINNESOTA. FRONT: 100 FT. (FROM MAJOR ROADS) 50 FT. (FROM OTHER ROADS) REAR & SIDE: 25 FT. PROPOSED DRAINAGE & UTILITY/ WETLAND EASEMENT PROPOSED LOT LINE PROPOSED SPOT ELEVATION. HP = HIGH POINT 5' DRAINAGE & UTILITY EASEMENT 2.46 AC. (EXCLUDES LARKIN ROAD EASEMENT)20'TYP.NEW HOME DATA: SIDE - LOOKOUT FOUNDATION STYLE:GARAGE FLOOR ELEV. = 994.50 (APPROX.) BASEMENT FLOOR ELEV. = 986.00 (APPROX.) SILT FENCE GENERAL NOTES: 1.SEPTIC FIELD LOCATIONS SHOWN ARE PRELIMINARY AND WILL BE FIELD-VERIFIED BY A MN CERTIFIED SEPTIC DESIGNER PRIOR TO CONSTRUCTION. 2.IMPROVEMENTS SHOWN WITHIN LARKIN ROAD RIGHT-OF-WAY, SHALL MEET THE CITY'S CONSTRUCTION STANDARDS TO SPECIFICATIONS FOR RURAL DRIVEWAY INSTALLATION. 3.PAVED DRIVEWAY APRON SECTION SHALL CONSIST OF 3.5" BITUMINOUS (MIN.), 6" CLASS 5 AGGREGATE (MIN.) ON APPROVED SUBGRADE, UNLESS CITY STANDARDS ARE DETERMINED TO BE MORE STRINGENT. 75' LONG x 20' WIDE PAVED APRON NATURAL SOIL SAVE & PROTECT EXISTING SEPTIC FIELD 3:1 MA X . 3:1 MA X . VARIE S 3:1 M A X . 2.5%2.5% 10'10' 8" CLASS 5 AGGREGATE BASE MNDOT 3138 PAVED PRIVATE DRIVE APRON 0.5' SHLD 0.5' SHLD 8" CLASS 5 AGGREGATE SHLD. (TYP.) 1.5" SPWEA240B WEAR COURSE PER MNDOT 2360 TACK COAT PER MNDOT 2357 1.5" SPNWB230B BASE COURSE PER MNDOT 2360 R28'R28' 20'20'WETLAND BUFFER LINE NOTE: ALL SIGNS SHALL BE OBTAINED AT CITY HALL 4"x 4" TREATED WOOD POST 5'2"3'MIN.SCALE:4 WETLAND BUFFER SIGN N.T.S. WETLAND BUFFER WETLAND BUFFER MONUMENT SIGN REMOVE EXISTING DRIVE REMOVE PAVED APRONNEW GRAVEL DRIVE 60'60'SILT FENCE PROVIDE ONE "PRIVATE DRIVE" SIGN, PER CITY STANDARD WETLAND DECLINEATION LINE WETLAND BUFFER MONUMENT SIGN (TYP.) NEW PRIVATE WELL LOCATION (VERIFY)25' (AVE.)R30'R 2 8 ' FUTURE SEPTIC AREA 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6d. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: January 28, 2021 for the February 4, 2021 Planning Commission Meeting RE: Public Hearing. Request for Preliminary Plat, Variance and Administrative Permit from Wright-Hennepin Cooperative Electric Association at 19835 Larkin Road (PID 25-119-23- 32-0001) (city file 20-048) 60-DAY REVIEW DEADLINE:March 5, 2021 1.Description of Request The applicant is requesting approval of a preliminary plat to create a parcel for a new electric substation, a variance from the minimum lot size requirements in the Urban Reserve (UR) zoning district and an administrative permit for site plan approval for this essential service. 2.Context Background On January 28, 2021, the City Council will consider a wetland delineation waiver for the portion of the site that will be retained by the existing landowner. If approved, a wetland delineation would be required prior to any development on that lot. Zoning and Land Use The site is guided Low Density Residential and Mixed Residential and zoned UR. The property is in phase 2 (2025-2030) of the 2040 Sanitary Sewer Staging Plan. Surrounding Properties The properties to the north and east are guided Mixed Residential and Low Density Residential and zoned UR. The property to the south and west is guided Existing Residential and zoned UR. Natural Characteristics of the Site There are no natural resources identified in the Natural Resource Inventory Areas map. However, there is a potential wetland shown in the center of the site on the proposed outlot. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 2 February 4, 2021 3. Analysis: Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and City Code requirements, as well as City policies. A. Level of Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outline in the City’s subdivision and zoning ordinance. If it meets these standards, the City must approve the preliminary plat. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. The City’s discretion in approving an administrative permit is limited to whether the proposed plan meets the standards outline in the City’s zoning ordinance. If it meets these standards, the City must approve the permit. B. Consistency with Ordinance Standards The applicant is proposing to purchase a portion of land from the existing property owner for a new electrical substation adjacent to the existing 69-kV transmission line. The property will be subdivided to create a new parcel in the southwest portion of the site to be purchased by Wright Hennepin Cooperative Electric Association and the remainder will be retained by the landowner. Preliminary Plat The preliminary plat would create one lot and one outlot. The applicant is requesting a variance from the minimum lot size in the UR district for Lot 1: RSF-1 district Lot 1 (substation site) Outlot A Minimum Lot Size 20 acres 2.22 acres 35.50 acres Minimum Lot Width / Depth 300 feet 327.38 feet / 300 feet 619.49 feet / 2,732.31 feet Front Yard Setback Major Roadways / Other Roads 100 feet / 50 feet 100 feet N/A Rear Yard Setback 30 feet 30 feet N/A Side Setback 25 feet 47+ feet N/A If sewer and water were available to the site, the southern part of the property that is guided Low Density Residential, would be rezoned to RSF-2. The RSF-2 district has a minimum lot size of 11,000 sq. ft., a minimum lot width of 80 feet and no minimum lot depth. The plat includes dedication of 4.16 acres of land for County Road 116 along Lot 1 and Outlot A and Larkin Road right-of-way (ROW). This dedication is a 60-foot ½ ROW for County Road 116 and a 33- Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 3 February 4, 2021 foot ½ ROW for Larkin Road. The city standard would likely be for a 40-foot ½ ROW for Larkin, but the City has historically delayed dedication of right-of-way on outlots like this until the outlot is platted for development. Staff has included this as a condition of plat approval. Standard drainage and utility easements are provided around the perimeter of the new lots and over the proposed stormwater pond. The developer must provide a stormwater maintenance agreement in recordable form for filing with the plat. The City Engineer has reviewed the plans and noted concerns about the stormwater pond design that must be reviewed and approved prior to finalizing the plans. Compliance with the city engineer’s memo has been included as a condition of approval. The plans must be revised to relocated trees, shrubs and electrical units outside of the drainage and utility easement for the stormwater pond. Park Dedication The park dedication ordinance does not clearly outline the park dedication requirements for essential services. • For schools, religious institutions and other non-profit organizations the dedication requirement shall be determined by the City Council based on anticipated use of City park facilities. • For commercial and industrial land uses, the dedication requirement is 3% of land or equivalent market value in cash. The 2021 fee schedule establishes it as $4,498.00/acre. Staff believes that this use is most like an industrial use, which would require park dedication for Lot 1 as $9,895.60. We have included this as a condition of approval in the draft resolution. Variance The applicant is requesting approval for a variance to allow a 2.2-acre lot where the UR district requires a 20-acre minimum lot size. In order to approve the variances, the applicant must provide proof to the City that the following variance criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. The applicant is requesting approval to allow a 2.22-acre lot where the UR district requires a minimum lot size of 20 acres. The 20-acre minimum lot size is intended to preserve land in the MUSA (Metropolitan Urban Service Area) as large parcels that can be readily subdivided when municipal utilities become available. However, once the utilities become available, the property would be rezoned to RSF-2 and developed under those standards. Therefore, the Planning Commission could find that requiring a 20-acre minimum lot size is a practical difficulty because it is a temporary situation only until municipal sewer and water are available (planned to become available 2025-2030) and that this Essential Service does not require municipal sanitary sewer and water. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 4 February 4, 2021 Alternatively, the Planning Commission could find that the primary obstacles to compliance appear to be financial. The applicant could purchase the entire 40 acre site for the substation or purchase 20 acres to comply with the ordinance minimum standards. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The Planning Commission could find that the conditions upon which the variance are based are unique because the substation is needed to serve the new and existing development in Corcoran and needs to be in the MUSA but does not require municipal sewer and water like other uses. This use is one of the few uses in the MUSA that would not require these services. However, the Planning Commission could find that there are a number of UR zoned properties that would like to subdivide into smaller lots and that the circumstances are not unique to this property. 3. That the granting of the variation will not alter the essential character of the locality. Granting the variance from the minimum lot size would not alter the essential character of the locality. Once sewer and water become available, the parcel would be rezoned to districts compatible with the underlying land use and would allowe 11,000 sq. ft. lots in the RSF-2 district. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. Granting the variance would be in harmony with the general purposes and intent of the ordinance. The UR zoning district is to “retain these lands in their natural state or as agricultural uses until sanitary sewer, water, streets and other public infrastructure is available and new development occurs. This will allow orderly development to occur.” This subdivision would create a parcel for essential services/public infrastructure needed to serve existing and planned new development anticipated in the 2040 Comprehensive Plan. 5. The variance is consistent with the Comprehensive Plan. The variance would allow subdivision of the property to create a new electric substation. The Comprehensive Plan growth management framework is to provide adequate infrastructure for the new development anticipated and that “all the necessary public infrastructure and services either are in place or will be built, and ensuring that proposed development will not place a disproportionate economic burden on the community.” 6. The City may impose conditions on the variance to address the impact of the variance The administrative permit section of this report discusses potential conditions that could be considered to address the impact of the variance. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 5 February 4, 2021 Administrative Permit The electric substation is considered an “essential service” by the Zoning Ordinance. Essential Services are defined as “the erection, construction, alteration or maintenance by private or public utilities, or municipal departments of underground or overhead telephone, gas, electrical, steam, hot water, waste, or water transmission, distribution, collection, supply or disposal systems, including poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants and other similar equipment and accessories in connection therewith for the furnishing of adequate service by such private or public utilities or municipal departments. Essential services shall not include waste facilities” and are allowed by administrative permit in the UR zoning district. Essential services are allowed in all districts by administrative approval subject to the standards in Section 1030.090 of the Zoning Ordinance. They are allowed by right or by administrative permit in all districts because they are essential utilities that the city needs to function and the Council developed an ordinance with performance standards to ensure transition to adjacent uses. These types of services are likely to be located near development because development drives the need. Typically, these uses would be approved administratively by staff, however, because the plat and variance are being sent to the Planning Commission and Council, staff chose to share the administrative permit for site plan approval with the Planning Commission and Council for action. Section 1030.090 of the Zoning Ordinance, Subd. 4 establishes performance standards for essential services. Subd. 4. Performance Standards. A. Except for electrical lines, phone lines, cable television lines, gas lines and similar linear facilities, all essential public services in the Agricultural and Residential zoning districts shall be located on land at least one acre in size. In all other zoning districts, parcels of land for essential services must be at least 1 ½ times the minimum lot area required in the zoning district. The site complies with the one acre minimum lot size for essential services. This standard does appear to conflict with the UR district standards. Staff interprets this to mean essential services can go on an existing lot of record in UR district that is at least one acre in size, but new subdivisions must comply with ordinance standards for the district. B. Utility substations and communications antennas permitted by the Corcoran City Code and this Ordinance shall be encouraged to be located on the same parcel; however, the parcel shall be large enough so that all structures and facilities comply with the required setbacks for the zoning district. Complies. C. The site shall be landscaped and maintained in accordance with Section 1060.070 (Landscaping) of this Ordinance. All above grade lift stations, pump stations, substations and similar structures not located in a building shall be screened. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 6 February 4, 2021 The site complies with the minimum landscape standards in Section 1060.070. This essential service is somewhat different from a typical residential or commercial/industrial standards and does not neatly fall into either category. However, staff reviewed the application against the higher non-residential standard, which requires a minimum of: • One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater and • One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. The site perimeter (1,247 feet total perimeter for Lot 1) requirements are the greater standard and require 25 overstory trees and 42 understory shrubs on this site. The plans exceed these minimum standards with 30 overstory conifer trees and 66 understory shrubs. However, the code says not more than 33% of the required trees shall be of one species. The plans should be revised to address these requirements and mix up the tree species on the east and north property lines. Staff notes that the southern 50 feet of the property is covered by an easement for the existing transmission line, which prohibits overstory trees in that area. In order to provide additional screening to the south, the applicant has received permission from the easement holder to plan a staggered row of Rushmore Arborvitae in this area to provide screening of the substation. A stormwater pond is located between the substation and the south and west property lines. A native prairie mix will be planted in this area. The city requires a stormwater maintenance agreement for stormwater ponds. This is a condition in the draft resolution. Additionally, as noted earlier, staff has included a condition that landscaping and electrical equipment be removed from this stormwater drainage and utility easement area. The site is enclosed with a 7-foot high chain link fence with barb wire at the top for security and complies with all structure setbacks. Fence details must be provided for review and approval by staff. The landscaping is outside of the fencing and is intended to provide the required buffering. Staff finds that the proposed landscaping adequately buffers but does not fully screen the equipment. If the Planning Commission finds that additional screening is required, they could add a condition that the chain link fence include slats for screening. The area within the fence is crushed aggregate and driveway is proposed as Class 5. Section 160.060, Subd. 3 of the Zoning Ordinance requires off-street parking areas for non-residential uses to have a perimeter of poured, cast in place, concrete curb around the entire parking lot and shall be surfaced with asphalt, concrete, or other surface as approved by the City Engineer. The City engineer recommends that this area be paved. City essential service sites (the existing lift stations) all have paved parking areas. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 7 February 4, 2021 While there are no employees and only occasional service calls, the plans must be revised to dimension the two parking stalls for service trucks. D. Buildings and structures shall be constructed to be compatible with the size, color, appearance and character of other structures in the zoning district. The substation facility is primarily electrical equipment, but does not have a small utility building. The plans show steel roofing (4:12 pitch) and textured block building finish. The applicant should provide material and color samples for review and approval by staff. This finish is typical for other City built utility buildings in residential areas. However, if the Planning Commission feels that a higher standard is required because of the visibility along CR 116, the variance would allow the City to attach conditions to create a higher standard of finish. Metal roofs are allowed provided they: • Meet the standards adopted by the Minnesota State Building Code, • Have concealed fasteners, • Are high quality commercial thickness/weight, • Have been treated with a factory applied color coating system against any fading or degradation Integral colored or decorative concrete block is an acceptable finish for non-residential structures, but if the Planning Commission felt a more residential character was desired, they could require an upgrade to one of the following materials, which are acceptable residential building materials: • Face Brick. • Natural stone or cultured stone. • Wood provided the surfaces are finished for exterior use and wood of proven exterior durability is used, such as cedar, redwood, cypress. • Stucco or EIFS. • Vinyl siding • Fiber cement siding • Other materials deemed appropriate and subject to approval by the Zoning Administrator. The flexibility to require an upgrade to the building materials could be part of a finding for approval of the variance. If desired, the Planning Commission could modify condition 3c in the draft resolution to upgrade the materials. E. Facilities and equipment shall be removed within 6 months of becoming unnecessary or obsolete. Staff has included this as a condition of approval in the draft resolution. Subd. 5. Special Districts. Essential public services located in a special overlay district shall comply with the requirements and development guidelines in that district. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 8 February 4, 2021 N/A Subd. 6. All electrical, cable television, phone lines and similar facilities serving new development within the urban service area shall be located underground. N/A. This would apply to the new city well site or other similar facilities, but by definition cannot apply to a substation that needs to connect with the adjacent transmission line. Summary Essential services are permitted in all zoning districts as an administrative approval, due to the essential nature of these utility services. Many of these services are city services but others are private utility companies. It is very common to have these located in residential districts. The City has lift stations on residential property on the east side of town and in the Rush Creek Reserve development near existing homes and a city well house planned further north on CR 116 (as part of the Hunters Place 2nd Addition plat to be reviewed at this meeting). These facilities are located where the trunk infrastructure is built. Similarly, gas and electric substations tend to follow pipelines and transmission lines. This applicant does have a variance request, which allows the City to consider material upgrades or additional screening that might not otherwise be required. As the City continues to develop, more and more essential services facilities will be required and the Commission should be aware that standards applied to this site could become a base line for future city projects. The City’s discretion related to this request is related to the variance. If the City finds that the variance standards have been met, they should approval all three applications. If the City finds that the variance standards have not been met, they should deny all three applications. Staff believes that the ordinance standards have been met and recommends approval of the request. However, the City has a higher level of discretion with the variance and if they find that the variance standards have not been met, they should recommend denial and provide findings of fact for denial. Staff provided some potential findings in the variance analysis for your consideration. 4. Recommendation: Recommend approval of the draft resolution approving the preliminary plat, variance and administrative permit for the electric substation. Preliminary Plat, Variance and AP for Shamrock Addition (city file 20-048) 9 February 4, 2021 Attachments a. Draft Resolution approving Preliminary Plat, Variance and Administrative Permit b. Site Location Map c. City Engineer’s Memo January 2, 2021 d. Hennepin County Transportation comments dated January 7, 2021 e. Applicant’s narrative dated December 31, 2021 f. Supplemental narrative information from the applicant January 19, 2021 g. Preliminary Plat drawings dated January 26, 2021 h. Civil drawings dated January 26, 2021 i. Renderings dated January 19, 2021 j. Site Plan Exhibit dated January 13, 2021 k. Neighborhood petition received January 17, 2021 City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 5 Motion By: Seconded By: A RESOLUTION TO APPROVE A PRELIMINARY PLAT, VARIANCE AND ADMINISTRATIVE PERMIT FOR “SHAMROCK ADDITION” AT 19835 LARKIN ROAD (PID 25-119-23-32-0001) (CITY FILE 20-048) WHEREAS, the Wright-Hennepin Cooperative Electric Association has requested approval of a preliminary plat, variance and administrative permit for the property legally described as: See Attachment A WHEREAS, the Planning Commission reviewed the submitted preliminary plat, variance and administrative permit at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat, variance and administrative permit subject to the following findings and conditions; 1. A preliminary plat is approved, in accordance with the plans received by the City on December 15, 2020 and revisions received on January 4, 2021 and January 19, 2021, except as amended by this resolution. 2. A variance is approved to allow for creation of a 2.2-acre Lot 1, where 20 acres is the minimum standard in the Urban Reserve district based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The applicant is requesting approval to allow a 2.22-acre lot where the UR district requires a minimum lot size of 20 acres. The 20-acre minimum lot size is intended to preserve land in the MUSA (Metropolitan Urban Service Area) in large parcels that can be readily subdivided when municipal utilities become available. However, once the utilities become available, the property would be rezoned to RSF-2 and developed under those standards. Requiring a 20 acre minimum lot size is a practical difficulty because it is a temporary situation only until municipal sewer and water are available (planned to become available 2025-2030) and that this Essential Service does not require municipal sanitary sewer and water. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land because the substation is needed to serve the new and existing development in Corcoran and needs to be in the MUSA but does not require municipal sewer and water like other uses. This use is one of the few uses in the MUSA that would not require these services. c. Granting the variance from the minimum lot size would not alter the essential character of the locality. Once sewer and water become available, the property would be rezoned to districts compatible with the underlying land use and would allowed 11,000 sq. ft. lots in the RSF-2 district. City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 5 d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The UR zoning district is to “retain these lands in their natural state or as agricultural uses until sanitary sewer, water, streets and other public infrastructure is available and new development occurs. This will allow orderly development to occur.” This subdivision would create a parcel for essential services/public infrastructure needed to serve existing and planned new development. e. The variance is consistent with the Comprehensive Plan. The variance would allow subdivision of the property to create a new electric substation. The Comprehensive Plan growth management framework is to provide adequate infrastructure for the new development anticipated and that “all the necessary public infrastructure and services either are in place or will be built, and ensuring that proposed development will not place a disproportionate economic burden on the community.” f. The City may impose conditions on the variance to address the impact of the variance. 3. An Administrative Site Plan approval is granted for the electrical substation, subject to the following conditions: a. The landscaping plan must be revised to ensure that not more than 33% of the proposed 30 trees are of any one species. A revised plan must be submitted for review and approval by staff. b. The trees one the east and north property line should include more than one species per property line. c. The applicant must provide building material samples and colors for review and approval by staff. d. Fencing details must be provided for review and approval by the City. e. The parking area shall be revised to show at least two parking stalls for service vehicles. f. The parking area shall be paved as required by the City Engineer. g. Landscaping and electrical equipment shall be shifted to be located outside of the drainage and utility easement for the stormwater pond. The revised plans shall be submitted for review and approval by the city. 4. The applicant shall comply with all conditions in the Hennepin County Transportation comments dated January 21, 2021. 5. The applicant shall comply with comments in the City engineer’s memo January 27, 2021. 6. When Outlot A is developed additional right-of-way for Larkin Road shall be required. City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 7. The applicant shall enter into a Site Improvement Performance Agreement and provide a financial guarantee to protect the work. 8. Facilities and equipment shall be removed within 6 months of becoming unnecessary or obsolete. 9. The applicant must provide a landscape maintenance plan for review and approval by the City. 10. Right-of-way dedication shall be as shown on the preliminary plat. When Outlot A develops additional right-of-way will be required for Larkin Road. 11. Prior to release of the final plat for recording: a. A drainage and utility easement must be provided over the stormwater pond and shown on the plat. b. The developer must enter into a stormwater maintenance agreement with the City. The agreement shall be recorded with the final plat. c. Park dedication shall be due for Lot 1 based on the commercial park dedication rate in place at the time the final plat is released for recording. Park dedication shall be due for Outlot A when development is proposed. 12. Prior to issuance of building permits: a. Lot monuments shall be installed as required by the Subdivision Ordinance. b. Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. c. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 13. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 5 Whereupon, said Resolution is hereby declared adopted on this XXth day of February 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran February xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 5 of 5 Attachment A – Existing Legal Description The West Quarter of the Southwest Quarter and that part of the West Half of the Southwest Quarter of the Northwest Quarter lying South of Larkin Road, Section 25, Township 119, Range 23, Hennepin County, Minnesota. Hennepin County Property Map Date: 1/13/2021 Comments: 1 inch = 800 feet PARCEL ID: 2511923320001 OWNER NAME: Shamrock Land Llc PARCEL ADDRESS: 19835 Larkin Rd, Corcoran MN 55340 PARCEL AREA: 38.87 acres, 1,693,161 sq ft A-T-B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2019, PAYABLE 2020 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $869,400 TAX TOTAL: $10,055.38 ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Farm HOMESTEAD: Non-homestead MARKET VALUE: $1,258,200 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Technical Memo Wenck | Colorado | Georgia | Minnesota | North Dakota | Wyoming Toll Free 800-472-2232 Web wenck.com To: Kevin Mattson, PE, Director of Public Works From: Kent Torve, PE City Engineer Steve Hegland, PE Date: January 27th, 2021 Subject: Shamrock Substation - Plan Review Wright-Hennepin Cooperative Electric Association submitted plans for the Shamrock Substation for City of Corcoran review. Plans dated December 15th, 2020 have been received December 21st, 2020 for the proposed Shamrock Substation. The following comments are regarding the plans submitted and should be considered and addressed. Additional reviews are to be expected as the project moves forward. Please provide written response to this review memo. 1.0 General 1.1 The property owner shall own and maintain the stormwater infrastructure. A stormwater maintenance agreement will be required. 1.2 Access to County Road 116 to be reviewed and approved by Hennepin County. 1.3 Escrow will be necessary to cover City inspection, MS4 and Letter of Credit for Site Improvement Performance Agreement (at Final Plat). 1.4 Paving of the gravel access to the building will be required. Curb and gutter will not be required as the drainage patters do not impact offsite properties and is consistent with city installed utility improvements. 1.5 Use applicable city detail plates, including landscaping. 2.0 Transportation 2.1 Radius to comply with County standards (typically has been 35’ or 40’). 2.2 Road to be privately owned and maintained. 3.0 Stormwater Management and Grading Storm Sewer 3.1 Outlet control structure to comply with City detail plate. 3.2 Riprap at flared ends to comply with City detail plate. 3.3 Provide energy dissipation at flared end sections per City detail plate. 3.4 Rock construction entrance to comply with City detail plate. 3.5 Provide detail for 4” TP underdrain. Engineer’s Memo January 25th, 2021 2 \\MSPFSV02\DesignDepot\Workshop\City of Corcoran\COR20048 - Wright Hennepin Waiver, PP, Var and AP\2021-01-27 city engineer's memo.docx Stormwater Management 3.6 Infiltration basins are not feasible in Corcoran’s heavy soils. City prefers a system with a filtration bench and NURP pond system due to less long-term maintenance costs (these have been permitted by the WMO). A filtration basin will require draintiles, cleanouts, vegetation plan, and sand cross section per City detail. 3.7 It appears that landscaping and site components are below the HWL of the pond. All site components shall be located outside of the HWL and all landscaping components within the basin shall be reviewed and approved by the city. 3.8 Use CN of 98 (instead of 96) for gravel surfaces. 3.9 100-year events are required to be conveyed through an OCS (not EOF). 3.10 Pond footprint is appropriately sized. 3.11 Pond grading to follow City detail. 3.12 EOF’s to comply with City standard details. 3.13 EOF for stormwater basin to be set at 1’ above HWL. Top of berm to be constructed minimum 6” above EOF elevation. 3.14 Show existing contours/drainage at property to the south. Verify drainage is not being affected. 3.15 City recommends adding a cleanout to the south end of the 4” TP underdrain north of the bend. 3.16 Show calculations to ensure 15” road culvert is adequate. 3.17 Identify where snow storage will be onsite. With filtration systems, location of snow storage and effects on premature fouling are a concern. Grading 3.18 North berm needs to be adjusted to add swale for drainage conveyance to west to prevent ponding on adjacent property. Should bypass filtration basin. 3.19 Show drainage arrows on berms. 3.20 Show drainage arrows at site entrance. Minimum 1.5% slope on bituminous surfaces. 3.21 Show grading contours in pond/basin. 4.0 Erosion Control, Misc. 4.1 Silt fence to be added around pond perimeter prior to construction. 4.2 Berm shall have erosion control blanket as it is a 3:1 slope. 4.3 Owner shall be responsible to comply with SWPPP. 4.4 City of Corcoran is an MS4 city and site visits to be conducted weekly. 4.5 Provide detail for security fence. Engineer’s Memo January 25th, 2021 3 \\MSPFSV02\DesignDepot\Workshop\City of Corcoran\COR20048 - Wright Hennepin Waiver, PP, Var and AP\2021-01-27 city engineer's memo.docx 5.0 Plat 5.1 Provide drainage easement over pond/basin and swales. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us January 7, 2021 Ms. Kendra Lindahl, AICP Principal Consultant City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Final Plat Review – Wright-Hennepin Electric Substation (Received 12/18/20) County Road (CR) 116 Hennepin County Plat Review ID #3851A (Reviewed 12/22/20) Dear Ms. Lindahl: Please consider the following county comments of this final plat proposal by Wright-Hennepin Electric Cooperative to subdivide two acres of 40-acre vacant farmland to develop a substation. Access: Pending preferred sight distance verification, we accept the proposed access on County Road (CR) 116, approximately 300 feet north of the south parcel boundary. With any potential future redevelopment, we recommend an internal street network connection to replace the CR 116 access. Right-of-way: We appreciate and support the proposed 20-foot right-of-way dedication along CR 116, matching our preferred 60-foot half section. Storm Water / Drainage: We support the proposed infiltration basin. Please ensure discharge rates remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be necessary if flow rates cannot match existing. Contact: Drew McGovern at 612-596-0208 or drew.mcgovern@hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us Please contact Jason Gottfried: 612-596-0394, jason.gottfried@hennepin.us for further discussion. Sincerely, Carla Stueve, PE, PTOE County Highway Engineer Shamrock Substation Summary Wright-Hennepin Cooperative Electric Association (WH) is applying for Administrative Approvals from the City of Corcoran to build an electric substation called “Shamrock Substation” located at address 19835 Larkin Road, which constitutes an Essential Services as slowed by Section 1030.090. Great River Energy (GRE), WH’s wholesale electric transmission supplier, owns the existing 69-kV transmission line along the proposed Shamrock Substation’s south and west property lines and will provide the 69-kV power source. The substation design will have provisions to “double-end” in the future which will allow WH to double its load capacity and network distribution feeder capabilities if future residential and commercial load continues to grow in the area. Two new tap poles will be installed along GRE’s existing transmission line on the south side of the property to feed the substation as part of the overall design. Great River Energy has existing easement rights to install the tap poles and perform any necessary right of way clearing. Included in our application we have applied for a preliminary plat for the entire existing parcel split into 2, wetland waiver request for the remaining parcel not affected by the Shamrock Substation, and variance because the Urban Reserve district has a 20 acre minimum lot size. Twenty acres is excessive for electric substation purposes (i.e., the WH Shamrock Substation will consist of approximately two (2) acres). The contemplated substation and preliminary plat in relation thereto will allow WH to better-serve its members in the area and will accommodate anticipated residential and commercial in this area for years to come. Additional information on the variance request is per 1070.040 Subd. 2(B) 4 a. WH’s substation design requires approximately 1.25 acres for the substation + 1 acre for City of Corcoran property setbacks resulting in the need for approximately 2.25 acre site, which is 2.25 times larger than what is required of lots for essential public services in Agricultural and Residential zoning districts pursuant to Section 1030.090, Subd 4. While lots are required to be at least 20-acres in size in Urban Reserve zoning districts, a 20-acre electric substation site would be excessive and not in the public’s, the City’s, or WH’s best interests. Furthermore, this design adheres to the standards set forth in the National Electrical Safety Code, which governs electric utility designs. b. Electrical substations are needed based on current and future electrical demands. This site requires a variance due to the demand of electrical growth current and forecasted in the Corcoran area to continue to serve reliable electricity during normal in inclement weather. Furthermore, this site is optimal for WH due to the proximity to the GRE transmission lines. Those placement of the GRE transmission lines in this area were outside of WH’s control, and WH now desires to construct the substation in this location so that it has a minimal impact on future commercial and residential development. c. Electrical substations are designed and constructed in commercial, urban, and rural settings, and they consist of small footprints in the overall area the substation serves. Given WH’s willingness to comply with the City’s screening requirements, the presence of the substation will not alter the essential character of the locality, whether existing now or in the future. d. Like water & sewer, electricity is considered an essential service. To strike the best balance of cost to ratepayers and meet standards in public safety, local reliability and service quality, we desire to have the substation located in the general vicinity of the benefitting consumers that will use the power the substation produces in their homes and businesses at the size as shown on the attached designs and profiles. Additionally, as previously indicated, the substation will be located adjacent to the existing GRE transmission lines. e. WH has incorporated Corcoran’s comprehensive plan with forecasted electrical demand when selecting the location and size of the site. Corcoran Substation information: • Why is Wright-Hennepin Cooperative Electric Association (WH) building a substation? o There is an urgent need for additional infrastructure to facilitate the scale and scope of new development (a new development or developments) in the Corcoran area and to ensure reliability for current residents. o Based on recent residential and commercial growth trends, the load on the existing substation located at Larkin Road and County Road 116 is expected to increase by 50% over the next five years. o The existing substation location will not accommodate expansion due to its limited parcel size and capacity. o The new substation will ensure WH will continue to provide reliable electricity to members in the Corcoran area for decades to come. o The location of the proposed substation is consistent with the City of Corcoran’s 2040 Comprehensive Plan and current housing developments. • What will the project look like? o The property size is 2.224 acres. o The substation size within a fenced area is .75 acres. o The map on the left shows the location. The map on the right is a mockup of the site after completion. • Why did WH choose this location? o A robust due-diligence process was completed to identify a site that met all of the specifications for a new substation along with applicable zoning requirements. o This location was selected because it is:  Located along an existing transmission line that has enough capacity to accommodate future residential and commercial developments. The existing transmission line borders two of the four sides of the parcel.  Accessible to WH vehicles.  Accessible to existing distribution lines in the public right-of-way.  Optimal location in the WH distribution grid for serving the immediate growth and development needs of the City and for delivering high reliability to current members.  Large enough to accommodate flexible landscaping options.  Located on an undeveloped parcel of land. o This location will avoid the need for building new or extending existing high voltage transmission lines. o WH is in the process of finalizing all application requirements with City of Corcoran staff. The process involved several rounds of information exchange. Several design changes have already been incorporated in response to City requests. o The City of Corcoran has downtown development plans. This location is sufficiently far away so as not to interfere with those plans. Moreover, the substation allows the City to execute its plan for growth by providing adequate power and helps avoid the need to construct additional transmission lines through the city. o WH is a not-for-profit and all costs to provide reliable electricity are shared by the members through their electric rates. Affordable electricity is one of our top priorities, and costs of each project are carefully considered. • Will the substation be loud or bothersome? o No. The substation will:  Be professionally landscaped, including a three-foot berm and at least 96 trees (30% more than required). WH is working closely with the City now to finalize a plan that ensures proper screening and aesthetics for the entire site.  Comply with all MN local noise standards and ordinances. • At 290 feet (the closest residence), noise from a single transformer would attenuate outside to 25-28 dBA, which is about the level of a whisper. Source: https://ehs.yale.edu/sites/default/files/files/decibel- level-chart.pdf  Adhere to all building and zoning requirements. o Many homeowners in Corcoran are members and WH is committed to being a good neighbor. We will strive to be responsive to member needs and questions. o Once constructed, there will be little traffic to and from the site. o WH has submitted a plan for storm water management. WH, and other utilities, commonly build substations adjacent to residential areas in order to ensure reliable power: Consider these examples from elsewhere in WH’s footprint: What about Electric and Magnetic Fields (EMF)? Are there health and safety risks? o Low frequency EMF, like that produced by electric systems, has been studied for more than 30 years by government and scientific institutions all over the world. The bulk of scientific evidence indicates that exposure to EMF does not cause adverse health outcomes. (see Sources and Useful Links) o The proposed substation will easily meet safe EMF levels. In fact, the substation will have lower EMF levels than the existing transmission line on the site. o WH and our power provider, Great River Energy (GRE), will make testing available upon request to verify EMF levels. Source: National Institute of Environmental health Sciences Source: Great River Energy Other useful links: • Great River Energy EMF fact sheet (https://greatriverenergy.com/wp-content/uploads/2016/03/2016-EMF-Factsheet.pdf) • National Institute of Environmental Health Sciences (https://www.niehs.nih.gov/health/topics/agents/emf/index.cfm) • World Health Organization: Electromagnetic fields (https://www.who.int/health-topics/electromagnetic-fields#tab=tab_1) WH’S VISION To benefit our members, WH and its diversified businesses will outperform our competitors and sustain top 10 percent results in satisfaction, financial management, safety and reliability through 2022. WH’S MISSION We deliver the power, products and competitive pricing essential for improving the quality of life of the members and communities we serve. Values That Guide Us The needs of members always come first. To make sure of that, we follow the guidance of the seven cooperative principles adopted by the International Co-operative Alliance. THE SEVEN COOPERATIVE PRINCIPLES 1. Voluntary and Open Membership 2. Democratic Member Control 3. Member’s Economic Participation 4. Autonomy and Independence 5. Education, Training and Information 6. Cooperation Among Cooperatives 7. Concern for Community PlymouthPlymouth CorcoranCorcoran RogersRogers OtsegoOtsego Hanover AlbertvilleAlbertville Maple Plain Maple Plain DelanoDelano RockfordRockford BualoBualo MonticelloMonticello WaverlyWaverly MontroseMontrose CokatoCokato Howard Lake Howard Lake Maple Lake Maple Lake South Haven South Haven AnnandaleAnnandale ClearwaterClearwater WEBSITE whe.org EMAIL info@whe.org PHONE (763) 477-3000 This Cooperative is an equal opportunity provider and employer. • Member-owned, not-for-profit electric utility that provides power to rural Wright and Western Hennepin County • Serves more than 45,000 members (approximately 63% Residential and 37% Commercial & Industrial based on kWh) • More than 2,000 live in Corocoran • Established in 1937 and headquartered in Rockford, Minnesota • Nine-member Board of Directors with a combined 169 years of service • Democratically-elected board • Employs approximately 150 full-time employees • Electric rates are very competitive with other area power suppliers • WH has returned more than $68 million in capital credit refunds to its members since 1957 Facts about Wright-Hennepin Cooperative Electric Association (WH): 59.5'57.0'7.0'±15'±10'±12'57.0'±15'V01ELEVATION RENDERINGS1/15/2021 11:20 AMPrint Date:File Loc:C:\CM\Civil Methods, Inc\CMI - Documents\7. Projects\0600_WHE Corcoran Substation\08_DRAWINGS AND SPECIFICATIONS\C3D\Sheets\V01_Renderings.dwgCIVIL METHODS, INC.1551 Livingston Avenue, Suite 104West St. Paul, MN 55118o:763.210.5713 | www.civilmethods.comWRIGHT-HENNEPIN ELECTRICROCKFORD, MNOWNER:TITLE:SHEET NO:CORCORAN, MNSHAMROCK SUBSTATIONSTREET VIEW TO EASTOFFSITE VIEW TO NORTH Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Wright-Hennepin Electric • Corcoran, MN 01.13.2021 Proposed Plan Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 MEMORANDUM 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net DATE January 20, 2021 TO Brad Martens CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications Projects/Comments in blue italics are new Project marked with an * have moved from active to complete. The following is a summary of project status for current, active projects: 1.Certificate of Compliance for the Orht property located at 20600 County Road 30 (PID 11-119- 23-23-0004) (city file no. 20-038). The request is to allow ground mounted solar on the residential property. The application is currently incomplete pending a certificate of survey/site plan, but may be administratively approved if the ordinance standards are met. 2.Final Plat and Final Planned Unit Development for “Tavera” (city file no. 20-042). The application for the first phase of this development includes 33 single family homes south of the main entrance off County Road 116. The item is currently incomplete, but will be scheduled for Planning Commission and City Council action when complete. 3.Final Plat for the Property located at 23825 Tessmer Road (PID 07-119-23-22-0001) and 10005 CR 19 (PID 07-119-23-21-0002) (city file no. 20-043). The applicant is requesting final plat approval for the subdivision which will create three lots and one outlot. The item is currently incomplete, but will be scheduled for City Council action when complete. 4.Preliminary Plat and Final Plat for “Hunters Place 2nd Addition” at 10110 CR 116 (PID 12-119-23- 22-0001) (city file no. 20-044). The City is requesting approval of a subdivision to create two lots – one for the existing Lother home and one for the new city well site. The item has been scheduled for a public hearing at the February 4th Planning Commission meeting and City Council action on February 25th. 5.Interim Use Permit for an Accessory Dwelling Unit at 6330 Snyder Road (PID 35-119-23-43- 0002) (city file no. 20-045). Kevin Henn has requested approval of an accessory dwelling unit in an accessory building. The item has been scheduled for a public hearing at the February 4th Planning Commission meeting and City Council action on February 25th. 6.Variance for a front yard setback reduction at 20795 Larkin Road (PID 27-119-23-41-0013) (city file no. 20-046). Nate Kariniemi has requested approval for a setback variance for construction of a new home on a lot he recently subdivided. The item has been scheduled for review at the February 4th Planning Commission meeting and City Council action on February 25th. 7.Rezoning, Preliminary Plat and Preliminary PUD Plan for Cook Lake Highlands (PID 25-119-23- 14-0003) (city file no. 20-047). Trek Development has requested approval for a mixed use development with a senior co-op, market rate apartment, villa homes, day care and memory care. This item is tentatively scheduled for a public hearing at the March 4th Planning Commission meeting and City Council action on March 25th. Agenda Item 7a. MEMORANDUM 2 8. Wright-Hennepin Cooperative Electric Association request for Wetland Waiver, Preliminary Plat, Variance and Administrative Permit at 19835 Larkin Road. (PID 25-119-23-32-0001) (city file 20-048). The applicant has submitted a request for a new electric substation on the southwest portion of the site. The wetland waiver is scheduled for Council review on January 28th. The preliminary plat, variance and administrative permit are scheduled for a public hearing at the Planning Commission on February 4th and City Council action on February 25th. 9. Preliminary Plat and Variance for the Property located at 23020 Strehler Road (PID 17-119-23- 32-0003) (city file no. 20-049). Greg Franzen has requested approval of a subdivision to create three lots and a variance from the minimum lot frontage standards. The application is currently incomplete and will be scheduled for Planning Commission and City Council action when complete. 10. PUD Sketch Plan Review for Van Blaricom and Schober properties for “Bellwether” (PID 01- 119-23-34-0002 and 01-119-23-43-0002) (city file no. 20-050). Pulte Homes has submitted a request for sketch plan review for a mix of single family homes and villa homes on the 77 acre site. The concept plan has been scheduled for City Council review on January 28th. 11. Initiation of Agricultural Preserve Expiration at 19550 Schutte Farm Road (PID 13-119-23-21- 0006) (city file no. 21-001). Tom and Ann Schlangen have requested expiration of the Agricultural Preserve designation. The item has been scheduled for City Council review on January 28th. 12. Concept Plan Review for a New Warehouse / Storage Facility at 22400 State Highway 55 (PID 32-119-23-44-0001) (city file no. 21-002). Craig Scherber has submitted a request for concept plan review for a storage facility. Staff is reviewing the application and when complete will schedule for City Council review. 13. Interim Use Permit (IUP) for a Conditional Home Occupation License (CHOL) at 23405 CR 30 (PID 07-119-23-42-0003) (city file no. 21-003). Jason Larson has requested approval of an IUP for a CHOL to allow auto detailing. The application is currently incomplete and will be scheduled for Planning Commission and City Council action when complete. 14. Conditional Use Permit and Site Plan for a new NAPA at 19905 75th Avenue (PID 26-119-23-11- 0040) (city file no. 21-004), REH Auto LLC has requested approval of a conditional use permit and site plan for a new 16,400 sq. ft. building. Staff is reviewing the application for completeness. The item is tentatively scheduled for Planning Commission and City Council review in March. The following projects were recently acted upon and will be closed out: 1. *Final Plat for Kariniemi Addition at 6780 Rolling Hills Road and 6855 Willow Drive (PID 33-119- 23-22-0004 and 33-119-23-21-0001) (PID 36-119-23-24-0045) (city file 20-036). The applicant has requested final plat approval, but has not addressed the preliminary plat conditions regarding the wetland delineation. The final plat was approved at the December 21, 2020 City Council meeting and the easement vacation was approved at the January 14, 2021. 2. *Rezoning for the property located at 23240 County Road 30 (PID 07-119-23-13-0003) (city file no. 20-040). The request from T. Scherber Demolition & Excavating is to rezone the property from Transitional Rural Commercial to Rural Commercial. The applicant would initially use the existing accessory structure for vehicle storage as allowed by the existing CUP and would transition the home to office space. The Planning Commission recommended approval of this item at the December 3rd public hearing and the request was approved by the Council on December 21, 2020. 7b. Page 1 of 3 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@corcoranmn.gov / Web Site - www.corcoranmn.gov MEMO Meeting Date: To: From: Re: February 4, 2021 Planning Commission Brad Martens, City Administrator City Council Report The Planning Commission last met on January 7, 2021. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website. January 14, 2021 Council Meeting •Oath of Office – Tom McKee and Manoj Thomas o Mayor McKee and Councilmember Thomas were sworn in with the oath of office •Easement Vacation for Karinemi Addition (city file 20-036) o Held the public hearing; approved the easement vacation as presented •Annual Appointments o Approved the annual appointments with Councilmember Jon Bottema as Acting Mayor for 2021 •Commission Liaison Schedule o Discussed the liaison schedule; selected the following as primary liaisons for 2021: •Planning Commission – Jeremy Nichols •Parks and Trails Commission – Tom McKee •Elm Creek Watershed Management Commission – Jon Bottema and Manoj Thomas •2021 City Calendar o Adopted the 2021 Calendar with adjustments to Council meetings in November and December due to holidays Page 2 of 3 • Staffing Transition – Construction Services Coordinator o Approved the transition as presented • City Council Goal Setting Work Session o Scheduled goal setting sessions for January 20th and February 3rd • Sergeant Appointment Update o Informed the Council of the appointment of Pete Ekenberg as Sergeant • Pandemic Response Update o Provided an update on the continued pandemic response January 28, 2020 Council Meeting • Hennepin County Commissioner Kevin Anderson o Commissioner Anderson was unable to attend due to a committee meeting; Policy Director Kristy Janigo introduced herself to the City Council and requested the City reach out as needed • Site Plan Amendment and Conditional Use Permit for Nelson International o Approved the site plan amendment and conditional use permit with amendments to landscaping and lighting • Easement Vacation for Nelson International o Opened the public hearing; continued the hearing until the February 11 th meeting • PUD Sketch Plan Review for Van Blaricom and Schober Properties o Reviewed a concept for 193 additional housing units; a portion are proposed to be part of the Bellwether development and a portion are proposed to be a new development; Council provided feedback • Authorize Feasibility Study – City Center Drive and 79th Place Improvements o Approved the proposal from Wenck Associates; authorized the Public Works Director to approve optional services if needed • Draft Appaloosa Woods Feasibility Study o Directed staff on how to complete the feasibility study • Bellwether Park Improvement Project – Boardwalk o Directed staff to begin design work for boardwalk construction in 2021 including obtaining quotes for construction, and directed the Parks and Trails Commission to review quotes and make a recommendation to Council o Authorized staff to seek grant funds for the project • 2021 Legislative Priorities o Approved the legislative priorities for 2021 with the additional priority of broadband funding • COVID-19 Leave Extension o Approved the extension until June 30, 2021 • Schedule Work Session – Northeast Water Supply Planning o Called a work session for 5:30 pm on February 11, 2021 Page 3 of 3 • Closed Session – Property Acquisition for the 66th Avenue/Gleason Parkway Extension Corridor Improvements o Held the closed session; provided staff direction Attachments: None