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HomeMy WebLinkAbout2021-06-03 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 June 3, 2021 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Appoint Vice Chair 4.Agenda Approval 5.Open Forum 6.Minutes a.Minutes – May 6, 2021* 7.New Business - Public Comment Opportunity a.TABLE TO THE JULY 1ST MEETING - Rezoning, Preliminary Plat and Planned Unit Development Application for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-34-0002 and 01-119-23-43-0009) (city file no. 21-017)* b.Public Hearing. Request from Westside Wholesale Tire for a Zoning Ordinance Text Amendment to the Light Industrial (I-1) Standards (city file no. 21-015)* i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation c.Public Hearing. Conditional Use Permit for Dave Dornsbach on the Property located at 6805 Rolling Hills Rd. (PID 32-119-23-11-0002) (city file no. 21-018)* v.Staff Report vi.Open Public Hearing vii.Close Hearing viii.Commission Discussion & Recommendation 8.Reports/Information a.Planning Project Update* b.Commission Training Session* c.City Council Report* – Council Liaison Nichols d.Other Business 9.Commissioner Liaison Calendar City Council Meetings 06/10/21 06/24/21 7/8/21 7/22/21 8/12/21 8/26/21 Jacobs Lanterman Shoulak Vehrenkamp Wu Jacobs 10. Adjournment Meeting Held Via Telephone/Other Electronic Means Call-in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 831 3704 3348 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: Join Zoom Meeting https://us02web.zoom.us/j/83137043348 OR visit http://www.zoom.us and enter Meeting ID: 831 3704 3348 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.be For more information on options to provide public cocomment visit: www.corcoranmn.gov CITY OF CORCORAN Corcoran Planning Commission Minutes May 6, 2021 - 7:00 pm The Corcoran Planning Commission met on May 6, 2021, in Corcoran, Minnesota. Pursuant to Minnesota State Statute 13D.021 and due to the COVID-19 pandemic, the Planning Commission meeting was held remotely through electronic means using the audio and video conferencing platform Zoom. Present via telephonic or other electronic means were: Commissioners Lanterman, Vehrenkamp, and Wu. Also present via telephonic or other electronic means were: City Planner Lindahl, Planner Davis, and Council Liaison Nichols. 1.Call to Order/Roll Call Commissioner Vehrenkamp called the meeting to order at 7:00 pm. 2. Pledge of Allegiance 3.Appoint Acting Planning Commission Chair for the May 6, 2021 Meeting Commissioners Lanterman and Wu voted 2:0 for Commissioner Vehrenkamp to serve as Acting Chair for the May 6, 2021 Planning Commission meeting only. 4. Commissioner Introduction – Mark Lanterman Acting Chair Vehrenkamp introduced Mark Lanterman as the new Planning Commissioner effective immediately. Commissioner Lanterman further introduced himself. Acting Chair Vehrenkamp and Commissioner Wu welcomed Commissioner Lanterman to the Planning Commission. 5. Agenda Approval Motion made by Wu, seconded by Vehrenkamp, to approve the agenda as presented. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). 6.Open Forum (none) 7. Minutes a. Minutes – April 1, 2021 Motion made by Lanterman, seconded by Wu, to approve the minutes. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). 8.New Business – Public Comment Opportunity a.Public Hearing. Conditional Use Permit and Site Plan for T Scherber Demolition and Excavating on the property located at 23240 County Road 30 (PID 07-119-23-13-0002) (City File No. 21-007). i.Staff Report – Planner Lindahl presented her staff report. Missy Scherber, the applicant, introduced herself to the Commission. Scott Dahlke, the applicant’s engineer, also introduced himself to the Commission and discussed the applicant’s proposed pavement and screening. ii. Open Public Hearing – Acting Chair Vehrenkamp opened the public hearing. iii.Close Hearing Motion made by Wu, seconded by Vehrenkamp, to close the public hearing. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). iv.Commission Discussion & Recommendation – The Commission discussed their Agenda Item: 6a. lack of discretion to waive the paving requirements without a request for a variance or zoning code text amendment, landscaping and screening requirements, stormwater management, management of gravel storage areas, the grading ordinance, credits for existing trees, use of berms and fences in addition to landscaping for screening, the applicant’s use of dumpsters, removal of the westerly driveway, and paving materials and standards. Motion made by Wu, seconded by Lanterman, to recommend approval as drafted of the resolution approving the Conditional Use Permit and Site Plan for T Scherber Demolition and Excavating on the property located at 23240 County Road 30. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). b. Public Hearing. Conditional Use Permit, Site Plan, and Variance for D&D Service at 23405 County Road 10 (PID 18-119-23-12-0001) (City File No. 21-012). i.Staff Report – Planner Lindahl presented her staff report. Applicant representatives Kevin Griffin from D&D Service and Wayde Johnson and Greg Kinney from Amcon, introduced themselves to the Commission and discussed the recent revisions to their application. They noted a discrepancy of the size of the building listed as 28,000 square feet, which is the ultimate build-outas compared to their intention for the initial building to be 9,200 square feet. ii.Public Hearing – Acting Chair Vehrenkamp opened the public hearing. iii.Close Hearing Motion made by Lanterman, seconded by Wu, to close the public hearing. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). iv.Commission Discussion & Recommendation – The Commission discussed the shape of the site as a justification for the requested variance, the building standards for the south elevation, screening required by ordinance, the existing uses of the neighboring lots on the corner, future review of the expansion to the east and building changes, alignment of the driveway compared to properties across the street, traffic patterns, and safety of the intersection. Motion made by Wu, seconded by Lanterman, to recommend approval as drafted of the resolution approving the Conditional Use Permit, Site Plan, and Variance for D&D Service at 23405 County Road 10. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). 9. Reports/Information a.Planning Project Update – None. b.City Council Report – Council Liaison Nichols updated the Commission on progress regarding the Appaloosa Woods street improvement feasibility study, the conservation subdivision within the urban area to be discussed at the June 10th Joint Work Session Meeting, the approval of the Krominga variance as requested, plans to remove Conditional Use Permits in lower density residential areas, and the withdrawal of Wright Hennepin’s application. c.Other Business – None. 10. Commissioner Liaison Calendar City Council Meetings 5/13/21 5/27/21 6/10/21 6/24/21 7/8/21 7/22/21 Vehrenkamp Wu Jacobs Lanterman Shoulak Vehrenkamp 11. Adjournment Motion made by Lanterman, seconded by Wu, to adjourn the May 6, 2021 Planning Commission meeting. Voting Aye: Lanterman, Vehrenkamp, and Wu. (Motion carried 3:0). Meeting adjourned at 9:00 pm. Submitted by Natalie Davis Planner 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: 7a. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: May 27, 2021 for the June 3, 2021 Planning Commission Meeting RE: TABLE TO THE JULY 1ST MEETING - Rezoning, Preliminary Plat and Planned Unit Development Application for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-34-0002 and 01-119-23-43-0009) (city file no. 21-017) 120-DAY REVIEW DEADLINE:September 8, 2021 1.Description of Request The applicant is requesting approval of a Rezoning, Preliminary Plat and Planned Unit Development Application for 192 homes on the Van Blaricom and Schober properties. Staff published a public hearing notice in the paper and sent notice to adjacent property owners, but we are working with the applicant to resolve infrastructure issues. 2.Recommendation Table this item to the July 1st Planning Commission meeting. 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: 7b. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: May 27, 2021 for the June 3, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Request from Westside Wholesale Tire for a Zoning Ordinance Text Amendment to the I-1 (Light Industrial) District Standards (city file no. 21-015) 120-DAY REVIEW DEADLINE: August 10, 2021 1.Description of Request The applicants have been working with the City to resolve a long-term code violation at Westside Wholesale Tire. The text amendment to the I-1 (Light Industrial) district standards was discussed and recommended by the City Council as the first step to resolve the issues. 2. Background Westside Tire is zoned C-1 (Neighborhood Commercial). The parcel at 19950 75th Avenue is zoned I-1 (Light Industrial). On April 14, 1988, the City Council approved a CUP and site plan to construct the 8,000 sq. ft. principal structure for Westside Tire with no outside storage (Resolution 1988-28). Over time, Westside began outside storage on the site and expanded to storage and parking on the 19950 75th Avenue parcel in violation of City Code standards. The City and developer have been working to resolve these code violations. On March 11, 2021 the Council reviewed the latest proposal from the applicant and indicated support to change the Zoning Ordinance to allow parking and outside storage as a principal use. This request is simply to modify the ordinance. If approved, the next step would be for the applicant to submit an application for the site. 3.Analysis Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. A.Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying an ordinance amendment. The proposed zoning amendment must be consistent with the City’s Comprehensive Plan. The Zoning I-1 Ordinance Amendment (21-015)2 June 3, 2021 Ordinance is one of the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. B.Consistency with Ordinance Standards The request is to amend the Light Industrial district standards to allow outside storage and vehicle parking as a principal use. The City Council indicated support for the concept if it were narrowly written for properties like this that are separated by a public street and cannot be combined. Any changes to the I-1 district standards would apply to all property owners in that district. The applicant did not propose specific code changes, but did provide a conceptual site plan that indicates the desired changes. Staff recommends that outside storage and parking as a principal use be allowed by interim use permit (IUP). An IUP differs from a conditional use permit (CUP) in that a CUP runs with the land in perpetuity regardless of ownership, whereas an IUP has certain sunset clauses that could be attached to the approval such as a change in ownership, a certain number of years or other trigger that would end the approval. As part of the IUP and site plan review, the City can attach additional conditions to address a specific development proposal. The draft ordinance language proposed by staff generally would allow the applicant to proceed with their plans. The key changes are discussed below: •The applicant would like a 25-foot front yard setback where 50 feet is required in the I-1 district. The 50-foot setback is required in the UR (Urban Reserve), RR (Rural Residential), CR (Rural Commercial), TCR (Transitional Rural Commercial), PI (Public/Institutional), RMF-3 (High Density Residential) and I-1 (Light Industrial) districts. Corcoran has required larger setbacks to preserve rural character and the larger setback can help to reduce the impact of the larger buildings that might be found in the PI, RMF-3 and I-1 districts. However, the commercial districts do allow a 25-foot setback. The draft ordinance would change the front setback for all uses in the I-1 district from 50 to 25 feet. •The draft language would require outside storage areas and related fencing to meet the parking setback. The ordinance requires compliance with the proposed 25-foot front yard setback and 10-foot side and rear setbacks. The two properties directly east of Westside’s proposed storage area do have outdoor storage and are screened by fences with slats. Those fences do meet the setback requirements and which keeps the outside storage out of drainage and utilities easements. The Westside site would also need to remain outside of the existing driveway easement on the east side of the lot. •The draft language would require parking, drive aisles and loading areas to meet setback requirements. The Westside concept plan would need to be adjusted to move the proposed gravel equipment loading area to comply with these standards. I-1 Ordinance Amendment (21-015)3 June 3, 2021 •The draft language requires compliance with current ordinance standards for screening parking lots and landscaping would be required to be added to the concept plan. •The draft language requires that outside storage areas to be screened on all sides. The Westside plans show a fence on three sides. If the fence includes slats for screening, that will comply on three sides. They are asking for flexibility to waive the fence requirement on the west side to allow them to use that area for snow storage and not provide the screen fence because screening is provided by the neighbor. This would not typically be permitted because the City does not typically allow a landowner to use the neighbor’s property to provide screening, but would be reviewed by the Planning Commission and Council as part of the IUP. •The draft requires compliance with the City Code limiting the size of curb cuts. The plan would need to be revised to bring the site plan into compliance staff does not support the proposed curb cut size or gravel materials as shown on the site plan. All commercial and industrial users must comply with City standards, including other industrial uses in this development that have regular semi-trailer traffic. The adopted standards reflect industry standards balancing safety and access needs. Staff does not recommend any change to those adopted standards. Staff recommends the following changes to Section 1040.125 by deleting the stricken material and adding the underlined material as follows: Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined in Section 1070.030 of this Ordinance and the specific standards and criteria that may be cited for a specific use: A.Land reclamation, mining and soil processing B.Outside Storage as a principal use, subject to the following: 1.The parcel is accessory to an allowed use, but is separated from that use by a public street, which prohibits the parcels from being combined as a single parcel. 2.No motor vehicle repair work of any kind shall be permitted in the outside storage area. 3.All exterior storage shall be screened so as not to be visible from adjoining properties and public streets. Screening must be in compliance with Section 1060.070, Subd. 2.J. of the ordinance. 4.The height of stored materials shall be no higher than the screening. I-1 Ordinance Amendment (21-015)4 June 3, 2021 5.Outside storage areas and any required screening fence shall meet all parking setback requirements for the district. 6.Storage area is blacktop or concrete surface, unless specifically approved by the City Council. 7.No signage shall be permitted for the site. C.Parking as a principal use, subject to the following: 1.The parcel is accessory to an allowed use, but is separated from that use by a public street, which prohibits the parcels from being combined as a single parcel. 2.Parking and drive aisles must be paved with curb and gutter and comply with the standards in Section 1060.060 of the ordinance. 3.Parking, drive aisles and loading areas shall meet the setback requirements in Section 1060.060 of the ordinance. 4.Parking and loading areas shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights. 5.Any proposed access onto a public street must comply with Section 945.010, Subd. 5 (Engineering Design Standards). 6.Parking shall be for employees and customers of the principal business that the parking services. 7.Vehicles parked for more than 72 hours shall be considered a storage nuisance and must be moved to an approved, screened storage area. 8.Gravel off-loading areas for heavy equipment may be permitted by the City Council if documented demand is provided, the applicant can ensure that no damage will be done to City streets and the off-loading area meets all parking setback requirements for the district. 9.Directional sign as allowed by Chapter 84 of the code would be allowed with City approval. No other signage shall be permitted for the site. B.D.Temporary structures, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance. AND I-1 Ordinance Amendment (21-015)5 June 3, 2021 Subd. 7. Area Requirements. The following minimum requirements shall be met in the I-1 district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts): Minimum lot area 1 acre Minimum lot width 100 feet Minimum lot depth 200 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 50 25 feet Side 20 feet Rear 20 feet Adjacent to Residential 50 feet Maximum Principal Building Height 45 feet Maximum Impervious Surface Coverage 70% *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. Approval of this draft ordinance amendment would affect all properties in the I-1 zoning district and would allow Westside Wholesale Tire to apply for an interim use permit and site plan review to allow parking and outside storage as a principal use on the parcel south of Westside Tire, which would allow them to make improvements to both parcels and resolve the long-standing code violations. We would expect to see the development proposal at the September Planning Commission and Council meetings. 4.Recommendation Move to recommend approval of: a.The Ordinance amending Section 1040.125 (Light Industrial) of the Zoning Ordinance and b.The Resolution approving findings of fact for the amendment Attachments 1.Draft Ordinance Amending I-1 District Standards 2.Draft Resolution Findings of Fact for Amendment 3.City Engineer’s Memo 4.Zoning Map 5.Applicant Narrative dated April 12, 2021 6.Applicant concept plan dated April 20, 2021 City of Corcoran June XX, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-XX Motion By: Seconded By: AN ORDINANCE AMENDING THE TEXT OF TITLE IX OF THE CORCORAN CITY CODE RELATED TO I-1 DISTRICT STANDARDS (CITY FILE 20-015) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Chapter 1040.125 of the Zoning Ordinance of the Corcoran City Code is hereby amended by deleting the stricken material and adding the underlined material as follows: Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined in Section 1070.030 of this Ordinance and the specific standards and criteria that may be cited for a specific use: A.Land reclamation, mining and soil processing B.Outside Storage as a principal use, subject to the following: 1.The parcel is accessory to an allowed use, but is separated from that use by a public street, which prohibits the parcels from being combined as a single parcel. 2. No motor vehicle repair work of any kind shall be permitted in the outside storage area. 3. All exterior storage shall be screened so as not to be visible from adjoining properties and public streets. Screening must be in compliance with Section 1060.070, Subd. 2.J. of the ordinance. 4. The height of stored materials shall be no higher than the screening. 5.Outside storage areas and any required screening fence shall meet all parking setback requirements for the district. 6.Storage area is blacktop or concrete surface, unless specifically approved by the City Council. 7. No signage shall be permitted for the site. C.Parking as a principal use, subject to the following: 1.The parcel is accessory to an allowed use, but is separated from that use by a public street, which prohibits the parcels from being combined as a single parcel. City of Corcoran June XX, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-XX 2. Parking and drive aisles must be paved with curb and gutter and comply with the standards in Section 1060.060 of the ordinance. 3.Parking, drive aisles and loading areas shall meet the setback requirements in Section 1060.060 of the ordinance. 4. Parking and loading areas shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights. 5. Any proposed access onto a public street must comply with Section 945.010, Subd. 5 (Engineering Design Standards). 6. Parking shall be for employees and customers of the principal business that the parking services. 7. Vehicles parked for more than 72 hours shall be considered a storage nuisance and must be moved to an approved, screened storage area. 8.Gravel off-loading areas for heavy equipment may be permitted by the City Council if documented demand is provided, the applicant can ensure that no damage will be done to City streets and the off-loading area meets all parking setback requirements for the district. 9. Directional sign as allowed by Chapter 84 of the code would be allowed with City approval. No other signage shall be permitted for the site. B.D.Temporary structures, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance. City of Corcoran June XX, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-XX SECTION 2. Amendment of the City Code. The text of Chapter 1040.125 of the Zoning Ordinance of the Corcoran City Code is hereby amended by deleting the stricken material and adding the underlined material as follows: Subd. 7. Area Requirements. The following minimum requirements shall be met in the I-1 district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts): Minimum lot area 1 acre Minimum lot width 100 feet Minimum lot depth 200 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 50 25 feet Side 20 feet Rear 20 feet Adjacent to Residential 50 feet Maximum Principal Building Height 45 feet Maximum Impervious Surface Coverage 70% *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. Section 3. Effective Date This Ordinance shall be in full force and effect upon its adoption. ADOPTED by the City Council on the XXth day of June 2021. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran June xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 1 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF SECTION 1040.125 OF CORCORAN ZONING ORDINANCE (CITY FILE 21-015) WHEREAS, the Westside Wholesale Tire (“the applicant”) has requested an amendment to I-1 (Light Industrial) district standards to allow parking and outside storage as a principal use. WHEREAS, the Planning Commission has reviewed the request 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 does approve an amendment to Title X (Zoning Ordinance) of the City Code to amend the I-1 (Light Industrial) district standards, based on the following findings: 1.The proposed amendment would be consistent with State law and the City’s Comprehensive Plan. 2.The amendment would allow development to support existing business needs. 3.The amendment includes conditions to ensure that the development would compatible with adjacent uses. 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 June 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: NAPA – Site Plan Review Date: May 25, 2021 Exhibits: This Memorandum is based on a review of the following documents by Anderson Engineering: 1.Preliminary Site Layout Exhibit Option 1 by VAA Dated 04/19/21 Comments: General: 1.In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 2.For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of 75th Ave N. without the City’s permission. o Should any lane restrictions be necessary, the Contractor shall notify the City at least seven days in advance and provide a Traffic Control Plan. Erosion Control/SWPPP 1.The site improvements are identified is less than 1 acre. If for any reason site disturbance for the proposed improvements is greater than 1 acre, an MPCA construction permit shall be obtained and SWPPP shall be prepared for the site. Stormwater management requirements may also be necessary if site improvements are greater than 1 acre but are dependent on the type of improvement. May 25, 2021 Westside Tire Kevin Mattson Page 2 of 2 Transportation 1. The radii of the entrances are shown at 30’ which is the largest allowed per City Standards. 2. The entrance to the site shall be no greater than 32’ as is the maximum size allowed without a variance. Consistent with the adjacent Napa site plan and others, this shall be measured at the end of the radius points within the site. A schematic of the 32’ wide entrance with the 30’ radius is provided. It appears that an entrance in accordance with the current city standards accommodates the turning movements for the vehicles into the parking area. 3. The drive aprons into the site shall be concrete per the City standards detail ST-13. 4. The City of Corcoran Code 1060.060 Subd 3A requires that “off-street parking areas for non-residential uses 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. Such areas shall be graded and drained to dispose of all surface water without damage to adjoining property.” The curb and gutter is intended to clearly delineate the edge of the pavement areas so that they don’t grow over time as well as control runoff from the site to ensure erosion and sediment transportation from paved surfaces does not become an issue. The applicant should include concrete curbing around the edges of the parking area in accordance with the City Code. This requirement has historically been required for the front parking areas as is provided in this site plan. 5. The rear of the parking area is identified as a gravel surface to be used for material storage. As this area is not identified for primary parking, this is considered in accordance with the city code and has previously been allowed in similar circumstances to not have perimeter curbing and a paved surface. End of Comments !!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! !!!! !!!!!!!!!! !! !! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!!!!!!!! ! !!! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!! ! ! !!! ! ! ! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! ! ! !! ! ! ! ! !!!!!!!!!!! !!!!!!!!! ! !!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!! !!!!!! ! ! !!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! !!!!!!!!! !!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !! !!!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! ! !!!!!!!!!!!! ! !!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!! ! ! ! !! ! ! !!!!!!!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!î î î s s òñð òñð ñ ñ ï ï î î s ñ ï ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STIE G R D WILLOW DRIVEHACKAMORE ROADTRAIL HAVEN ROADCAIN ROADOAKDALE DR STREHLER ROAD PIO N E E R T R COUNTY ROAD 117 ROLLLING HILLS RDLARKIN RD TOWNSHIP OF HASSAN CITY OF GREENFIELDCITY OF MAPLE GROVESCOTT LAKEBECHTOLD ROAD$+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K Official Zoning Map 3,000 0 3,0001,500 Feet Zoning Districts: UR Urban Reserve RR Rural Residential RSF-1 Single Family Residential 1 RSF-2 Single Family Residential 2 RSF-3 Single and Two Family Residential 3 RMF-1 Medium Density Residential RMF-2 Mixed Residential RMF-3 High Density Residential MP Manufactured Home Park P-I Public / Institutional TCR Transitional Rural Commercial CR Rural Commercial C-1 Neighborhood Commercial C-2 Community Commercial DMU Downtown Mixed Use GMU General Mixed Use BP Business District I-1 Light Industrial PUD Planned Unit Development ï Cemetery î ChurchsGolf Course ñ Government Building òñð Public Park !! !!!2040 Metropolitan Urban Service Area City Limit Open Water Shoreland Overlay District Adopted June 2011 19 10 30 116 101 50 19 10 ± Updated September 2020 PROPERTY/R.O.W. LINEPROPERTY LINE PROPERTY LINE PROPERTY/R.O.W. LINEPARKING AREA (34 STALLS)PROPOSED BITUMINOUSPAVEMENT WITHOUT CURBAND GUTTER (19,907 SF)16187' HIGH FENCEEXISTING GRAVEL TOREMAIN. AREA TO BE USEDAS OUTSIDE STORAGE26.00'18.50'18.50'26.00'9' (TYP.)10.00'42.00'R30.00'R30.00'TEMPORARY EQUIPMENTSTORAGE AREA(APPROXIMATELY 15' X 35')10.00'SETBACK, TYP.PROPERTY LINE10.00'25.00'50.00'AT R.O.W.75TH AVE NPARKING STALL NOTES:1. WAREHOUSE - 14,715 SF = 10 STALLS MIN. OR 5 SPACES PLUS ONE SPACEFOR EACH 2 EMPLOYEES ON THE LARGEST SHIFT (30 EMPLOYEES => 20)2. RETAIL - 3,375 SF = 25 STALLS3. OFFICE - 1800 SF = 9 STALLS4. EQUATES TO 54 TOTAL STALLS, THREE OF WHICH SHOULD BEACCESSIBLE STALLS5. ASSUME 20 STALLS ON WESTSIDE PROPER.6. THEREFORE 34 MIN. STALLS ARE REQUIREDEASEMENTDRIVEWAYEASEMENTEASEMENTSTREET NUMBER: 19950STREET NUMBER: 19925APPROXIMATE LOCATION OFEXISTING TREE LINEEASEMENT7' HIGH FENCEPROPOSED GRAVEL PAVEMENT26.00'40' WIDE GATEAPPROXIMATE LOCATION OFEXISTING SNOWMOBILE TRAIL141.00'73.00'188.00'LEGENDPROPOSED BITUMINOUS PAVEMENTPROPOSED GRAVEL PAVEMENTNORTH050'100'150'1"=50'PRELIMINARY SITE LAYOUT EXHIBIT OPTION 1EX11.11PROJECT: WESTSIDE TIRECORCORAN, MN2000034/19/2021 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: 7c. TO: Corcoran Planning Commission FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: May 25, 2021 for the June 3, 2021 Planning Commission Meeting RE: Conditional Use Permit for Dave Dornsbach on the Property located at 6805 Rolling Hills Rd. (PID 32-119-23-11-0002) (city file no. 21-018) 60 DAY REVIEW DEADLINE: July 2, 2021 1.Description of Request The applicant has requested a conditional use permit to allow a new accessory structure. The building will replace existing accessory structures and will be used for personal use and storage. A conditional use permit is required as the applicant is requesting approval to allow a new 2,241 sq. ft. accessory building with 16 ft. sidewalks where 13.5 ft. sidewalls are permitted. 2. Context Zoning and Land Use The property is zoned Rural Residential (RR), and the Comprehensive Plan designates the property as Rural/Ag Residential. The property is located outside the Metropolitan Urban Service Area (MUSA). Present land use is single family residential with accessory structures present on the property. Surrounding Properties All surrounding properties are located outside the MUSA and are guided Rural/Ag Residential and zoned Rural Residential (RR). Natural Characteristics of the Site The Comprehensive Plan Natural Resource Inventory (NRI) map identifies a High Quality Natural Community Floodplain Forest on the southeast corner of the site and along the south, west and north property lines. The proposed location of the accessory structure is near the west property line and a small impact to the Floodplain Forest is expected. Dornsbach CUP (21-018) 2 June 3, 2021 3.Analysis Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo. A.Level of City Discretion in Decision-Making The City’s discretion in approving or denying a Conditional Use Permit (CUP) is limited to whether the proposed plan is in substantial conformance with the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. B.Consistency with Ordinance Standards Architecture/Building Standards The proposed building will be in the rear yard and meet the required building separation from the principal building on the property. The footprint of the proposed building is 2,241 sq. ft. and the ordinance allows a maximum of 2,313 sq. ft. on this 4.64-acre site. The new building is within the maximum allowable accumulated footprint for accessory buildings in the RR district. There are three existing accessory structures on site totaling 2,115 sq. ft. The existing accessory structures will be demolished to allow for the proposed building to comply with the maximum allowable accumulated footprint for accessory buildings. The conceptual designs for the building show colored steel wall panels, colored steel wainscoting, colored steel roofing and aluminum soffit and fascia. The applicant has provided sample boards with colors (tan and brown) to be used for the building. An image of a similar building has been included to illustrate the color scheme; this image is for color reference only and does not indicate any designs for the building. The building has minimal aesthetic features to break up the mass of the structure, however, it is unlikely the building will be visible from the public view. Section 1060.050, Subd. 1(D) allows metal roofing and siding via a Certificate of Compliance if the materials meet the standards in the MN State Building Code and have been treated with a factory applied color coating system to protect against fading. The materials comply. The conceptual designs indicate the roof overhangs will extend 2 ft. from the exterior wall of the structure. These materials and designs are consistent with ordinance standards, which require one foot overhangs. The conceptual design for the building indicates a sidewall height of 16 ft. which exceeds the 13 ft. 6 in. maximum sidewall height allowed for accessory structures in the rear yard per City Code. The Zoning Ordinance allows landowners to require a CUP to exceed the sidewall limits and the CUP is discussed later in this report. Dornsbach CUP (21-018) 3 June 3, 2021 Landscaping No landscape plan is required. The applicant does not indicate any additional trees or shrubs to be planted or removed in their application. The City does not have a tree preservation ordinance, but staff encourages the applicant to adjust the building location to protect the Floodplain Forest at the proposed building site if possible. A Grading and Erosion Control Plan is required. The applicant shall submit a plan for review prior to building permit issuance. Erosion control should be placed on the downstream limit of construction to prevent offsite transport of sediment. Setbacks The plan complies with the required setbacks for accessory buildings in the RR district. The proposed building will be located in the rear yard and has a 20 ft. setback from the west property line where 15 ft. is required. The proposed building also complies with all other setbacks for accessory buildings in the RR district. Conditional Use Permit The applicant is requesting a conditional use permit (CUP) to allow for a sidewall height of 16 ft., where 13 ft. 6 in. is the maximum sidewall height allowed for accessory structures in the rear yard per City Code. Section 1030.020, Subd. 4(G) of the Zoning Ordinance allows the landowner to request a CUP to exceed the limitations for sidewall height on an accessory building if the following criteria is met: 1.The proposed use shall be in conformance with all City Regulations. Accessory buildings are a permitted use in the RR district. There are limitations on the maximum allowable total or accumulated footprint (total footprint of all accessory structures) for detached accessory buildings in the RR district. The property currently has three accessory structures with an accumulated footprint of 2,115 sq. ft. in area where 2,313 sq. ft. is allowed. The applicant is proposing to remove all three existing accessory structures to maintain compliance with the maximum allowable accumulated footprint for detached accessory structures on the property. The proposed building is 2,241 sq. ft. in area and within the maximum allowable accumulated footprint for accessory buildings in the RR district. The property owner has requested permission to maintain the existing barn for storage through the development of the new building. While the new building is constructed the property will be in violation of City Code for exceeding the maximum allowable accumulated footprint of accessory buildings. Once the new building is complete, the property owner will demolish the barn which will bring the property into compliance with the City Code. The sidewall height of the proposed building is 16 ft. and the permitted sidewall height for an accessory building in the rear yard is 13 ft. 6 in. in the RR district. The applicant has indicated the additional sidewall height is to allow for storage of trailers. The increased sidewall height will allow for increased indoor storage of items. Dornsbach CUP (21-018) 4 June 3, 2021 2.A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. A certificate of survey has been provided to the City with necessary information dated April 19, 2021. Hennepin County GIS indicates potential and probable wetlands on the southeast corner of the property. The City Engineer has concluded a wetland delineation is not required as the proposed development is distant enough from probable wetlands to pose no risk. 3.Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. A.Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed use is consistent with the residential and agricultural uses anticipated on this site by the Comprehensive Plan. It will also be consistent with the Rural/Ag Residential land use designation, as the property will continue to be defined by natural areas and areas that are utilized for planted fields, pastureland, hobby farms and large residential lots. B.The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community. The use is allowed within the Rural Residential District. The establishment of the conditional use will be conditioned on the demolition of existing dilapidated buildings which will improve the general public welfare. C.The conditional use will not be injurious to the use and enjoyment of the property in the immediate vicinity for the purposes already permitted, not substantially diminish and impair property values within the neighborhood. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Conditions have been proposed to ensure compliance with accessory structure ordinances. D.The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property uses permitted in the district. Dornsbach CUP (21-018) 5 June 3, 2021 The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. E.Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sewer and water are not available to the site and are not required to accommodate the proposed use. Well and septic systems are available on the property. F.The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. G.The conditional use and site conforms to the performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 4.Conclusions Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and finds that the standards for a conditional use permit have been met. The proposed use is consistent with the type of use existing and projected for the Rural Residential district area of the City. Any outstanding issues that must be addressed have been included as conditions in the attached draft resolutions. 5.Recommendation Move to recommend approval of the resolution approving the conditional use permit for an accessory building exceeding sidewall height on the property. Attachments 1.Draft Resolution Approving CUP 2.Site Location Map 3.City Engineer’s Memo dated May 25, 2021 4.Significant Natural Resources map dated 2019 5.Applicant Narrative dated April 20, 2021 6.Survey dated April 19, 2021 7.Building Plans dated April 6, 2021 8.Sample Board Exhibit dated May 4, 2021 City of Corcoran June xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 4 Motion By: Seconded By: APPROVAL OF A CONDITIONAL USE PERMIT FOR THE PROPERTY LOCATED AT 6805 ROLLING HILLS RD. (PID 32-119-23-11-0002) (CITY FILE NO. 21-018) WHEREAS, David Dornsbach is requesting approval of a conditional use permit to allow for the construction of an accessory building on property legal described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the conditional use permit at a duly called public hearing; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions; 1.A conditional use permit are approved to allow for the construction of a building as shown on application and plans received by the City on April 20, 2021, and additional information received on May 3, 2021. 2.The applicant must comply with all conditions in the City Engineers Memo dated May 25, 2021. 3.A certificate of compliance to allow metal roof and siding on this accessory building is also approved as part of the CUP a.The building materials must comply with Section 1060.050, Subd. 1,B.2 of the Zoning Ordinance. 4.A conditional use permit is approved to allow for an accessory building with sidewalls of 16 ft. where 13 ft. 6 in. is allowed, subject to the finding that applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been met. Specifically: a.The proposed use complies with the Comprehensive Plan. The project is consistent with the Rural/Ag Residential land use designationand maintains the rural aspect of the City/ b.The establishment of the conditional use will promote and enhance the general public welfare. The conditional use for the new structure will allow for the demolition of existing dilapidated buildings. City of Corcoran June xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 4 c.The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity. Conditions have been proposed to ensure compliance with accessory structure ordinances and building code. d.The establishment of the conditional use will not impede the normal and orderly development of surrounding property uses permitted in the district. e. Municipal sewer and water are not available to the site and are not required to accommodate the proposed use. Well and septic systems are available on the property. f.The conditional use conforms to the applicable regulations of the Rural Residential district. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g.The conditional use and site conforms to performance standards as specified by Chapter 1070.020 and staff has found that the building conforms to other standards specified in the Zoning Code. 5.The property cannot be used for commercial purposes unless a separate approval is requested and granted by the City. 6.A building permit is required prior to beginning construction. 7.FURTHER, that the following conditions must be met prior to issuance of building permits: a.The silo and shed accessory structures must be demolished. b. The old barn building may remain during construction but must be removed from the site within 30 days of completion of the new accessory building. i.The applicant must submit a $5,000 escrow as a financial guarantee to ensure removal of the accessory building. The escrow will be refunded upon removal of the building. c.The applicant/landowner must record the approving resolution at Hennepin County and provide proof of recording to the City. 8.Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and the required improvements. City of Corcoran June xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 4 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 June 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran June xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 4 Attachment A That part of the East 445.00 feet of Government Lot 4 of Section 32, Township 119, Range 23, Hennepin County, Minnesota lying south of the North 583.17 feet of said Government lot 4 and lying north of the South 252.00 feet of said Government Lot 4 Hennepin County Natural Resources Map Date: 5/17/2021 Comments: 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 1 inch = 100 feet Legend FEMA Floodplains - 100 Year A AE FLOODPLAIN AH AO AE FLOODWAY Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 3211923110002 Address: 6805 ROLLING HILLS RD, CORCORAN Owner Name: D K DORNSBACH/JM DORNSBACH Acres: 4.64 ¯ Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE City Engineer Project: B002294-20-502 Date: May 25, 2021 Subject: Dornsbach CUP Summary •The construction of the outbuilding does not affect drainage patterns. •The wetland delineation requirement is waived after a topographic/aerial review was completed of the proposed building site. •Applicant to submit a Grading and Erosion control plan for review prior to building permit issuance. o Erosion control should be placed on the downstream limit of construction, to prevent offsite transport of sediment. •An escrow will be required. End of Memo City of GreenfieldCityofMapleGroveCity of MedinaCity of RogersBechtold RdPioneer TrlTrailHavenRdCounty Road 116County Road 30Schutte RdOakdale DrCounty Road 10Horseshoe TrlCountyRoad50Larsen RdWillow DrHunterRdCounty Road 19Homestead TrlCain RdRolling Hills RdCountryRdMohawk DrLarkin RdFoxline DrStrehler RdDassel LnOld Se t tl ers RdStieg RdKalk RdMeister RdMaple Hill Rd93rd Ave NTessmer RdBlue Bonnet DrJubertLn456710456750456719456730456711645671014567117Brockton Ln N109th Ave N4567101")55Hackamore RdMorinLakeScottLakeJubertLakeGooseLakeCookLakeRushCreekRushCreekSouthForkRushCreekSouthForkRushCreek2040 COMPREHENSIVE PLAN3,00003,0001,500Feet±Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxdDate: 1/7/2019 Time: 1:10:39 PM User: ShuJC0243^_Natural Community!(Rare Species OccurenceHigh Quality Natural CommunityNatural Plant CommunitiesWetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant)UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open WaterMap 1-7Natural Resource Inventory AreasNote: Due to limitations of map scale, distribution and proportion of NaturalCommunity types within each colored area are approximate.Source:Natural Plant Communities, Rare Species Occurence (Natural Resource Inventory andManagement Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates)27 WELL C.O.C.O.C.O. VLT C C.O. E E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)>>>>S89°38'53"W 405.01'S00°04'37"W 499.17'S89°47'07"W 405.01'S00°04'37"W 500.14'40 33 33 20 15 15 2020180CERTIFICATE OF SURVEYPREPARED FOR:PREPARED BY:I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Signature:_____________________________________________ Michael J. Fischer, Jr. Date:________________ License Number: 565054/19/2021 DAVID DORNSBACH 6805 ROLLING HILLS ROAD CORCORAN, MN 55340 MICHAEL J. FISCHER, JR. 135 105TH AVE NW COON RAPIDS, MN 55448 763-300-7257 LEGAL DESCRIPTION SURVEYOR'S NOTES: VICINITY MAP NO SCALE 6805 ROLLING HILLS ROAD CORCORAN, MN 55340 LEGEND WELL VLT C C.O. E REVISIONS: 0 Original Issue 4/19/21 WELL C.O.C.O.C.O. VLT C C.O. E E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)E(OH)>>>>S89°38'53"W 405.01'S00°04'37"W 499.17'S89°47'07"W 405.01'S00°04'37"W 500.14'40 33 33 20 15 15 2020180CERTIFICATE OF SURVEYPREPARED FOR:PREPARED BY:I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the state of Minnesota. Signature:_____________________________________________ Michael J. Fischer, Jr. Date:________________ License Number: 565054/19/2021 DAVID DORNSBACH 6805 ROLLING HILLS ROAD CORCORAN, MN 55340 MICHAEL J. FISCHER, JR. 135 105TH AVE NW COON RAPIDS, MN 55448 763-300-7257 LEGAL DESCRIPTION SURVEYOR'S NOTES: VICINITY MAP NO SCALE 6805 ROLLING HILLS ROAD CORCORAN, MN 55340 LEGEND WELL VLT C C.O. E REVISIONS: 0 Original Issue 4/19/21 Sample #1 for Wall Panels Sample #2 for Wainscoting Color Sample Visualization Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Dornsbach CUP • Corcoran, MN05.04.2021 Dornsbach Sample Board 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 May 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 The following is a summary of project status for current, active projects: 1.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 was reviewed at the Parks and Trails Commission on February 18th and a public hearing was held at the March 4th Planning Commission meeting. The applicant submitted a revised application on March 15th. The revised plan was reviewed at the Planning Commission on April 1st, Parks and Trail Commission on April 15th and the City Council voted unanimously to deny the request on April 22nd. Applications that have been denied cannot be resubmitted to the City for six months. The applicant has submitted a written request for the Council to allow submittal of a new application sooner than allowed by the City Code. 2.Conditional Use Permit, Variance and Site Plan for a new NAPA at 19905 75th Avenue (PID 26- 119-23-11-0040) (city file no. 21-004). Kinghorn Construction, on behalf of REH Auto LLC., has requested approval of a conditional use permit, variance and site plan for a new 16,400 sq. ft. building. The item was reviewed at a public hearing on at the Planning Commission on April 1st and is scheduled for City Council action on May 27th. 3.Conditional Use Permit and Site Plan for the Property located at 23240 County Road 30 (PID 07- 119-23-13-0003) (city file no. 21-007). Trevor Scherber has requested approval of a conditional use permit and site plan approval to operate a business at 23240 County Road 30. The application was reviewed at a public hearing at the Planning Commission on May 6th and is scheduled for City Council review on May 27th. 4.KMM Land Development, LLC request for Site Plan, Conditional Use Permit and Variance at 23405 CR 10 (PID 18-119-23-12-0001) (city file 21-012). The applicant is requesting approval to allow a new office with storage yard for their construction company. This request is similar to the ComLink operation that was approved on this site but never built. The application was reviewed at a public hearing at the May 6th Planning Commission meeting and action is expected at the May 27th City Council meeting. 5.Request from Westside Tire for a Zoning Ordinance text amendment (city file 21-015). The applicant is requesting approval of a text amendment to allow outside storage and parking as a principal use in the I-1 zoning district. If approved, the change would apply to all property in the I-1 zoning district. Staff is reviewing the application for completeness. If complete, the application will be scheduled for the June 3rd Planning Commission and action at the June 24th City Council meeting. Agenda Item 8a. MEMORANDUM 2 6.Request for Rezoning, Site Plan, Conditional Use Permit and Variance for Garages Too, LLC at 224010 Highway 55 (PID 32-119-23-44-0001) (city file 21-016). The applicant has requested approval to allow a mini storage/self-storage facility on the property. The City Council reviewed a concept plan earlier this year and indicated support. The application is currently incomplete and will be scheduled for a Public Hearing at the Planning Commission and Council action after it is deemed complete. 7.Request for Rezoning, Preliminary PUD Development Plan and Preliminary Plat for “Amberley” and “Bellwether” from Pulte Homes (PID 01-119-23-34-002 and 01-119-23-43-0002) (City file 21- 017). Pulte has submitted a request for approval to allow 192 new homes. The Council reviewed a concept plan earlier this year and indicated support. Staff is working with the applicant to resolve infrastructure questions. This item has been scheduled for Parks and Trails Commission review on May 20th and will be scheduled for Planning Commission and City Council review in July or August. 8.Conditional Use Permit for Accessory Building Sidewall Height at 6805 Rolling Hills Road (PID 32-119-23-11-0002) (city file 21-018). The applicant is requesting approval to exceed the sidewall height on a new accessory building in the rear yard. This item has been scheduled for a public hearing at the June 3rd Planning Commission meeting and Council action on June 24th. 9.Agriculture Preserve Designation (PID 19-119-23-41-0002, 29-119-23-12-0006 and 30-119-23-11- 0001) (city file 21-019). Patnodes have requested enrollment or re-enrollment in the Metropolitan Agricultural Preserve Program for three parcels. This is scheduled for City Council on May 27th. 10.City Initiated Ordinance Amendments (city file 21-020). Staff is recommending four changes to the land use map for consistency with the adopted plan and minor edits to Appendix B of the Zoning Ordinance. This item has been scheduled for a public hearing at the July 1st Planning Commission and Council action on July 22nd. If approved, the land use map edits will be send to the Metropolitan Council for review. 11.Franzen Estates Final Plat at 23020 Strehler Road (PID 17-119-23-32-0003) (city file 21-021). Greg and Deb Franzen have submitted a final plat application for the three lot subdivision. The preliminary plat was approved earlier this year. The application is currently incomplete. When deemed complete staff will schedule for the next City Council meeting. 12.Request for Vacation of Cain Road (city file 21-022). Michael Galbraith submitted a request for the City Council to commence a vacation of the unimproved portion of Cain Road adjacent to his property at 20700 70th Avenue. The request will be placed on a City Council agenda in June. 13.PUD Amendment for Tavera (city file 21-023). U.S. Home Corporation dba Lennar has requested approval of a PUD amendment to modify the PUD approvals to add two additional lots to the approved preliminary plat and to modify the PUD approvals to allow garage forward home design even for the homes that exceed the percentage of garage on the front elevations. Staff is reviewing the application for completeness and will schedule meetings once the application is deemed complete. 14.Development Rights Appeal (PID 09-119-23-44-0017) (City file 21-024). Brandon Magnan has submitted a development rights appeal to request that the Council grant a development right for an outlot that was created without development rights. Staff is reviewing the request for completeness, and the appeal is tentatively scheduled for the June 10th City Council meeting. 15.Preliminary Plat and Variance for Gordon’s County Estates at 19701 and 19717 Jackie Lane (PID 01-119-23-22-0021 and 01-119-23-22-0024) (City file 21-025). The applicant has submitted a request to adjust the common lot line between two parcels in the Urban Reserve zoning district. Staff is reviewing the item for completeness. The item is tentatively scheduled for a public hearing at the July 1st Planning Commission and Council action on July 22nd. 16.Certificate of Compliance for rooftop solar at 22624 County Road 10 (PID 08-119-23-43-0004) (city file 21-026). The request is being reviewed for completeness. This item will be administratively approved. MEMORANDUM 3 The following projects were recently acted upon and will be closed out: 1.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 and private drive standards. The application was reviewed at a public hearing at the April 1st Planning Commission meeting and City Council acted on the item on April 22nd. 2.Variance for a deck and porch at 6433 Bluestem Circle (PID 36-119-23-42-0032) (city file no. 21-010). Andrew and Pamela Krominga have requested approval of a variance from the rear yard setback requirements to build a four-season porch and deck on their new home in the Ravinia development. The application was reviewed at the April 1st Planning Commission meeting and the City Council approved the variance request on May 13th. 3.William Tombers request for Certificate of Compliance 8901 Cain Road (PID 15-119-23-13-0005) (city file 21-013). The applicant is requesting approval to allow construction of a new agriculture accessory building. The request has been administratively approved. 4.Certificate of Compliance for Agriculture Building (PID. 15-119-23-13-0005) (city file 21-014). A certificate of compliance for an agricultural building at 8901 Cain Road was administratively approved. STAFF REPORT Agenda Item 8b. Planning Commission Meeting: June 3, 2021 Prepared By: Natalie Davis Topic: Planning Commission Training Action Required: Select Training Work Session Date Summary: Now that the Planning Commission has welcomed Commissioner Lanterman, it is an opportune time to set a date for an in-person training work session. For our new Commissioner, this session will serve as a beneficial orientation. For seasoned commissioners, this session will refresh your knowledge on land use topics, and commissioners are encouraged to let staff know of any specific topics they would like to review. Staff is considering a format that will allow for active engagement with the inclusion of a game, such as a few rounds of Jeopardy. The session is anticipated to take 2 to 2.5 hours. Options: Staff has identified three potential dates for the training session: 1.Wednesday, June 23, 2021 2.Wednesday, July 7, 2021 3.Wednesday, July 21, 2021 The Commission also has the option to choose an earlier start time for the training session. The training session can start as early as 5PM. Recommendation: Staff recommends selecting a date and time that can be attended by all Planning Commissioners. Staff prefers commencing the training session at 5PM or 5:30PM. Planning Commission Action: Select the date and time for the Planning Commission training work session. Agenda Item: 8c. 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: June 3, 2021 Planning Commission Brad Martens, City Administrator City Council Report The Planning Commission last met on May 6, 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. May 13, 2020 Council Meeting •Conditional Uses in Zoning Districts o Continued the discussion until the May 27th meeting •Corcoran Trail East/West Feasibility Study o Accepted the feasibility study and called the improvement hearing for the project •Improvement Hearing – Appaloosa Woods Street Improvement Project o Held the improvement hearing; approved the resolution ordering the project and authorized the Mayor and City Administrator to execute a joint powers agreement with Maple Grove •2020 Budget Transfers o Approved the resolution authorizing the budget transfers as recommended •Bridge Replacements – Accept Feasibility Study & Authorize Plans and Specifications o Accepted the feasibility study and approved the resolution authorizing plans and specifications for Trail Haven Road and Schutte Road bridge replacements Page 2 of 3 • Recreational Vehicle Ordinance Update o Directed staff to proceed with the ordinance update with a minor amendment • Employee Handbook Update o Adopted the revised handbook as recommended • Charter Commission Application o Directed staff to hold off on reviewing additional applications until after receiving input from the Charter Commission • Recycling Contract RFP o Authorized staff to initiate a request for proposals for recycling hauler and review options for licensing garbage haulers • Embedded Social Worker o Authorized staff to enter into an agreement with Hennepin County for an embedded social worker May 27, 2020 Council Meeting • Hennepin County Corridor Planning Application o Approved the resolution supporting an application for grant funds to update the northeast district design guidelines • D&D Service Site Plan, Conditional Use Permit and Variance at 23405 County Road 10 o Approved the item as presented for a 9,600 square foot office building and outdoor storage yard • Site Plan and Conditional Use Permit for Scherber Demolition and Excavating at 23240 County Road 30 o Approved the application to allow a contractor’s operation with outside storage • NAPA Site Plan, Conditional Use Permit and Variance at 19905 75th Avenue North o Approved the application for a new 12,800 square foot Napa store • Grading Expansion Request – Rush Creek Reserve o Approved the request to allow grading on the entire site • Request to Reconsider Application – Cook Lake Highlands o Approved the request; applicant will need to submit a new application and go through the Planning Commission and City Council for approval • Conditional Uses in Zoning Districts o Tabled the discussion to the June 24th City Council meeting • Hackamore Road Improvement Plan Update o Approved the 75% design vision for the Hackamore Road Improvement Project • Public Works Building Improvement – 9525 Cain Road o Approved the quote to reside the old Public Works building Page 3 of 3 • Construction Hours Discussion o Directed staff to draft an ordinance update with amending construction hours to 7am-7pm Monday-Friday and 8am-4pm on weekends and holidays with options for individual homeowners; also look into options for enhanced enforcement • Sergeant and K9 Handler Appointment Process o Authorized staff to begin the recruitment and hiring process for the police sergeant position; authorized the Director of Public Safety to hold a K9 handler process and appoint the preferred candidate • City Meeting Format o Directed staff to begin hybrid meetings on June 10th for Council with both in- person and virtual attendance for Council and attendees • City Council Terms, Roles, etc. o Directed staff to have the Charter Commission discuss updates to the Charter ordinance Attachments: None