HomeMy WebLinkAbout2021-08-05 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
August 5, 2021 - 7:00 pm
1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
4.Open Forum
5. Minutes
a. Minutes – July 1, 2021*
6.New Business - Public Comment Opportunity
a.TABLE TO THE SEPTEMBER 2ND MEETING. Zoning Amendment for Assembly Uses (city file
21-034) *
b.Public Hearing. Rezoning, Site Plan, Conditional Use Permit, Preliminary Plat and Variance for
Garages Too on the property located at 2240 State Highway 55 and 6315 Horseshoe Bend
Drive (PID 32-119-23-44-0001 and 32-119-23-44-0009) (city file no. 21-016)*
i.Staff Report
ii.Open Public Hearing
iii.Close Hearing
iv.Commission Discussion & Recommendation
c.Public Hearing. Consider Amendment to Section 1030.020 of the Zoning Ordinance regarding
Accessory Structures (city file no. 21-029)*
i.Staff Report
ii.Open Public Hearing
iii.Close Hearing
iv.Commission Discussion & Recommendation
7. Reports/Information
a.Planning Project Update*
b.Reschedule Planning Commission Training
c. City Council Report* – Council Liaison Nichols
d.Other Business
8.Commissioner Liaison Calendar
City Council Meetings
8/12/21 8/26/21 09/09/21 09/23/21 10/14/21 10/28/21
Wu Jacobs Lanterman Shoulak Vehrenkamp WU
9. Adjournment
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CITY OF CORCORAN
Corcoran Planning Commission
Minutes July 1, 2021 - 7:00 pm
The Corcoran Planning Commission met on July 1, 2021, in Corcoran, Minnesota. All Planning
Commissioners were present in the Council Chambers, but members of the public were able to
participate in-person as well as through electronic means using the audio and video conferencing
platform Zoom.
Present: Commissioners Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
Also present: City Planner Lindahl and Planner Davis.
Present via telephonic or other electronic means: Council Liaison Nichols.
1.Call to Order/Roll Call
Commissioner Jacobs called the meeting to order at 7:00 pm.
2.Pledge of Allegiance
3.Agenda Approval
Motion made by Vehrenkamp, seconded by Wu, to approve the July 1, 2021 agenda.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
4.Open Forum
Ronald Ruehling, 8065 County Road 116, spoke about concerns related to tree removal along
his property line shared with M&I Homes. He also had questions about a possible maintenance
road that would run through the northern portion of his property line. Staff said they would have
Kevin Mattson reach out to discuss further.
5. Minutes
a. Minutes – June 3, 2021.
Motion made by Shoulak, seconded by Wu, to approve the minutes.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
6.New Business – Public Comment Opportunity
a.Public Hearing. 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).
i.Staff Report – Planner Lindahl presented the staff report. The Commission asked
for clarification regarding the well site and development moratorium.
Paul Heuer provided an applicant presentation. The Commission asked for
clarification about the average size of Pulte’s developments, additional
background on Pulte’s business practices, and a typo on the site plan regarding
40’ lot sizes.
ii.Public Hearing – Chair Jacobs opened the public hearing.
Lynn Ducharme, 19715 Stieg Road, stated concerns about changes in the visual
aesthetic of the area, implementing a privacy buffer, and the speed limit.
Sarah Presteng, 21955 Oakdale Drive, asked about an error in a location map on
the plans from Pulte included in the packet.
Ron Zappa, 7482 Fir Lane, confirmed Pulte did disclose future City plans and
believes Pulte is a well-respected developer within the community.
Agenda Item 5a.
Kay Weseman, 10545 Robert Lane, expressed concerns about traffic and
speeding on Robert Lane as well as Stieg Road, how the development will impact
existing residents, the visual appeal of the area, and unfair damage caused to
existing roads from construction traffic.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Lanterman, to close the public
hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussion
included the requested flexibility within the PUD versus the benefits for the City
and the applicant’s customers, the logistics of park dedication, the required
driveway length, the design for the park and parking lot, disclosure of the potential
water tower with future residents, the variance for properties backing up to Stieg
Road, landscaping, shadow studies for the water tower, complaints against
subcontractors, selection of streets to be used by subcontractors, Stieg Road
improvements, basic property rights, lack of openness to the development, tree
removal and preservation, environmental integrity, aesthetics, completion of an
EAW analysis, well and septic studies, site drainage, potential to require HVAC
units in the rear yards in exchange for smaller side setbacks, and the developer’s
role in financing trunk sewer infrastructure.
Motion made by Wu, seconded by Shoulak, to recommend approval of the draft
Ordinance Rezoning to PUD.
Voting Aye: Jacobs, Lanterman, Vehrenkamp, and Wu.
Voting Nay: Shoulak.
(Motion carried 4:1).
Motion made by Jacobs, seconded by Vehrenkamp, to recommend approval of
the draft Resolution Approving Findings of Fact for Rezoning.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Vehrenkamp, seconded by Wu, to recommend approval of the
draft Resolution Approving Preliminary PUD Development Plan.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Wu, seconded by Jacobs, to recommend approval of the draft
Resolution Approving Preliminary Plat.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
After the voting, Commissioner Lanterman expressed that he misunderstood the
process to vote, and he meant to vote Nay on all four votes (denying the PUD
and Plat).
b. Public Hearing. Preliminary Plat and Variance for “Gordon’s Country Estates First
Addition” at 19701 and 19717 Jackie Lane (PID 01-119-23-22-0024 and 01-119-23-22-
0021) (City File No. 21-025).
i. Staff Report – Planner Lindahl presented the staff report.
ii. Public Hearing – Chair Jacobs opened the public hearing.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Lanterman, to close the public
hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussed the
responsibility of removal of the chicken coup/shed on the property, the location of
the shed in relation to the property line, discrepancy with a 15’ side yard setback
within the staff report and resolution where it should state 20’ side yard setback,
and the lots’ status as legal nonconforming lots.
Motion made by Vehrenkamp, seconded by Shoulak, to recommend approval of
the draft Resolution Approving Preliminary Plat and Variance with the change to
condition #4 to state that the side yard setback is 20 feet.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
c. Public Hearing. Rezoning, Preliminary Plat, and Preliminary PUD Development Plan
for “Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (City File
No. 21-028).
i. Staff Report – Planner Lindahl presented the staff report. The Commission asked
for clarification regarding the resolution should be changed to include a 49’
building height for the co-op.
Beth Hustad provided an applicant presentation. The Commission asked for
clarification regarding the 4-story building.
ii. Public Hearing – Chair Jacobs opened the public hearing.
Sue Zappa, 7482 Fir Lane, read through a letter she wrote and emailed to the
Planning Commission on 7/1/2021, prior to the meeting.
Gerry Tucker, 7402 Fir Lane, referenced a letter that was included in the packet
and stated his support for Trek Development as a neighbor and for the current
proposal that includes several compromises with the existing neighborhood.
Lynn Alberts, 7490 Fir Lane, stated concerns with the lack of changes in the
proposal compared to the previously denied proposal, the precedent set by
approving commercial properties if memory care is approved, the lighting plan,
tree removal, and removal of an easement for an off-road trail. He stated his belief
that a couple of the single-family lots should be removed to preserve trees along
the trail and his want for an interpretative trail for residents in the area.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Lanterman, to close the public
hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussed how
Corcoran calculates building height, safety concerns with memory units including
kitchens, public safety needs of the memory care facility, the flexibility requested
as part of the PUD versus the benefits received as a City, the suitability of
commercial uses in the PUD, the lack of change in the proposal since it was
reviewed in April, removal of the flag lot, the ability to place a deck or porch on
the 70’ long building pads, and natural resource preservation.
Motion made by Lanterman, seconded by Vehrenkamp, to recommend approval
of the draft Resolution to Deny the Request for Rezoning, Preliminary Plat, and
Preliminary PUD Plan.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
d. Public Hearing. Land Use Map Amendments and Amendment to the Corcoran
Southeast District Plan and Design Guidelines (City File No. 21-020).
i. Staff Report – Planner Lindahl provided a brief summary of the staff report.
ii. Public Hearing – Chair Jacobs opened the public hearing.
iii. Close Hearing
Motion made by Wu, seconded by Lanterman, to close the public hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commissioner Discussion & Recommendation – The Commission discussed the
possibility of placing similar items on a Consent Agenda, clarification regarding
the need to update maps using parcel data from Hennepin County, and
clarification regarding the update to add the planned width of the linear park.
Motion made by Vehrenkamp, seconded by Lanterman, to recommend approval
of the draft Resolution Approving Land Use Amendment.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Lanterman, seconded by Shoulak, to recommend approval of
the draft Ordinance Approving Zoning Ordinance Amendment.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Shoulak, seconded by Lanterman, to recommend approval of
the draft Resolution Approving Findings of Fact for Ordinance Amendment.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
7. Reports/Information
a. Planning Project Update – Planner Lindahl answered questions from the Commission
relating to self-storage developments, the upcoming code change for CUPs to approve
increased sidewall heights and the Dornsbach application, and excavation occurring on
the site approved for Paulsen Farms, and construction traffic going on Bechtold Road.
b. City Council Report – (none).
c. Other Business – (none).
8. Commissioner Liaison Calendar
City Council Meetings
7/8/21 7/22/21 8/12/21 8/26/21 9/9/21 9/23/21
Shoulak Vehrenkamp Wu Jacobs Lanterman Shoulak
9. Adjournment
Motion made by Vehrenkamp, seconded by Lanterman, to adjourn the July 1st, 2021, Planning
Commission meeting.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Meeting adjourned at 11:50 pm.
Submitted by Natalie Davis
Planner
STAFF REPORT Agenda Item 6a.
Planning Commission Meeting:
August 5, 2021
Prepared By:
Natalie Davis
Topic:
Zoning Amendment for Assembly Uses
(City File No. 21-034)
Action Required:
Table to September 2, 2021
60-Day REVIEW DEADLINE:N/A
1. Description of Request
At the June 24th City Council meeting, staff was directed to hold a public hearing at the
Planning Commission meeting on August 5th to consider a Zoning Ordinance
Amendment that would remove Conditional Use Permits from low-density residential
districts within the MUSA boundary (i.e., RSF-1, RSF-2, RSF-3, RMF-1). The proposal
would add assembly uses (i.e. churches and schools) in other MUSA districts (i.e.,
General Mixed Use and Light Industrial). The public hearing notice was published
accordingly in the Crow River News Publication on July 22nd.
At the July 22nd City Council meeting, staff was directed to also consider adding
performance standards to Conditional Use Permits in low-density residential areas as
an alternative to completely removing these uses. Due to this change, the public
hearing was rescheduled to the September 2nd Planning Commission meeting to allow
for thorough analysis of potential performance standards.
2.Recommendation
Table this item to the September 2nd 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: 6b.
TO: Corcoran Planning Commission
FROM: Nicholas Ouellette Kendra Lindahl, Landform
DATE: July 29, 2021 for the August 5, 2021 Planning Commission Meeting
RE: PUBLIC HEARING. Rezoning, Site Plan, Conditional Use Permit, Variance and Preliminary
Plat for Garages Too on the Property Located at 2240 State Highway 55 and 6315 Horseshoe
Bend Drive (PID 32-119-23-44-0001 and 32-119-23-44-0009) (city file no. 21-016)
REVIEW DEADLINE: September 7, 2021
1.Description of Request
The applicant is requesting approval of a rezoning, site plan, conditional use permit, variance and
preliminary plat to allow for the development of four new buildings as part of a proposed mini
storage/self storage facility. The four buildings will be subdivided into smaller storage spaces for rent. A
lot line adjustment will result in the transfer of a portion of the property at 2240 State Highway to the
property at 6315 Horseshoe Bend Drive.
The applicant is requesting to rezone 2240 State Highway 55 from Urban Reserve (UR) district to the
Light Industrial (I-1) district. A conditional use permit is required as the proposed use,
“Mini Storage/Self Storage Facilities”, on proposed Lot 1 is a conditional use in the I-1 district. The
applicant is also requesting a variance for:
a.Lot size and width standards in the UR district at 6315 Horseshoe Bend Drive;
b.Lot width and front setback standards in the I-1 district at 2240 State Highway 55;
c.Required parking and drive aisle setbacks from the south property line of 2240 State Highway
55; and,
d.Requirement to develop 2240 State Highway 55 with connection to municipal sewer and water
in the Metropolitan Urban Service Area (MUSA).
2. Context
Background
The City Council reviewed a concept plan on March 14, 2021 and indicated support for the project with
comments. Council discussed the impact to residential neighbors with respect to noise, screening, and
lighting. Council also discussed how the storage facility would operate, fire safety concerns and trip
counts for access from State Highway 55.
Zoning and Land Use
The proposed Lot 1 is guided Light Industrial, zoned UR and is part of the Future Study Area for
sanitary sewer identified in the Comprehensive Plan. The property includes an existing home and two
Garages Too (21-016) 2
August 5, 2021
detached accessory structures, all of which will be removed as part of the development. The proposed
Lot 2 (6315 Horseshoe Bend Drive) is guided Existing Residential in the Comprehensive Plan and has
an existing home and detached accessory structure that will remain.
Surrounding Properties
Properties located to the north and east of the site are guided Existing Residential in the
Comprehensive Plan and are zoned UR district. The properties directly west and south of the site are
guided Light Industrial in the Comprehensive Plan and are zoned I-1 district.
Natural Characteristics of the Site
There are no natural resources identified in the Natural Resource Inventory. There are trees scattered
around the homesite on both properties.
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 a rezoning application. The
proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed
zoning is not consistent with the Comprehensive Plan the City must deny the rezoning application. The
Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in
the Comprehensive Plan.
The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards
outlined in the Zoning Ordinance. The City must approve the site plan if it meets these standards.
The City’s discretion in approving or denying a conditional 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 conditional use permit.
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 a preliminary plat is limited to whether the proposed plat meets the
standards outlined in the City’s subdivision and zoning ordinance. If it meets these standards, the City
must approve the preliminary plat.
Garages Too (21-016) 3
August 5, 2021
B. Consistency with Ordinance Standards
Rezoning
The two properties that comprise the proposed development site are zoned UR district. The applicant is
requesting that the property located at 2240 State Highway 55 be rezoned to I-1 district. The property
located at 6315 Horseshoe Bend Drive will remain zoned as UR. The rezoning request shall be
evaluated by the following factors from Section 1070.010, Subd. 2, of the Zoning Ordinance:
A. The proposed action has been considered in relation to the specific policies and provisions of and
has been found to be consistent with the City Comprehensive Plan, including public facilities and
capital improvement plans.
The proposed mini storage/self storage facility is consistent with the policies and provisions for the
I-1 district in the Comprehensive Plan, which intends to provide areas for manufacturing,
warehousing, automotive, trucking, office and other related uses through the I-1 district. The Future
Land Use Map from the Comprehensive Plan designates the property at 2240 State Highway 55 as
Light Industrial. The proposed action is consistent with plans for public facilities and capital
improvements and will integrate with those facilities once they are available.
The change to the lot line will mean a portion of the property at 6315 Horseshoe Bend will be
guided Light Industrial due to the change in the lot line. This is not inconsistent with the UR zoning.
Because a portion of this area includes the pond created to serve the industrial lot, staff is
comfortable with the existing land use remaining until the next Comprehensive Plan update when it
should be corrected to follow the lot lines.
- However, if the planning commission feels differently, they could include a condition a
Comprehensive Plan Amendment be applied for prior to final plat submission.
B. The proposed action meets the purpose and intent of this Ordinance or, in the case of a map
amendment, it meets the purpose and intent of the individual district.
The proposed use of the site, self storage facilities, meets the purpose and intent of the Light
Industrial district which is to provide a full range of industrial, manufacturing, warehousing and
similar uses.
C. There is adequate infrastructure available to serve the proposed action.
The applicant indicates that this storage facility does not require sewer and water to operate. There
is no demand for municipal or private sewer and water, therefore, there is adequate infrastructure
available to serve the proposed action.
Garages Too (21-016) 4
August 5, 2021
D. There is adequate buffer or transition provided between potentially incompatible districts.
Adjacent properties to the south and west are zoned I-1 and properties to the north and east are
zoned UR. Buffer space is provided on the north and east perimeter of proposed Lot 1. Existing
trees along the east property line and proposed tree plantings along the north property line provide
screening from the proposed development. The applicant has also proposed eight additional trees
to be planted on residential properties to the north of the site.
Site Plan
The request is for approval of a site plan to allow a “Mini Storage/Self Storage Facilities” use in the I-1
zoning district. The proposed development includes four new buildings to provide a total of 37 individual
rental storage units. The existing buildings and utilities on 2240 State Highway 55 will be removed.
Design Guidelines/Architecture
The proposed development is subject to the performance standards in Section 1060 of the Zoning
Ordinance as well as the Southwest District Design Guidelines in Appendix A of the Zoning Ordinance.
Plans for proposed Lot 1 show four buildings ranging in height from 21 ft. 7 in. to 23 ft. 10 in. Buildings
will have grey rock face concrete block walls, charcoal concrete brick wainscot, white trim and fascia
with asphalt shingled roofs. Building “A” is located at the site entrance and features additional
architectural features including grey lap siding, stone veneer wainscot and decorative posts. The
building materials comply with ordinance standards for design and architecture.
The guidelines for commercial development in the Southwest District are minimal and call for high
quality business parks with well-landscaped setbacks and buffers. The proposed mini storage/self
storage facility meets the guidelines for commercial development in the Southwest District. The
orientation of the buildings and individual storage unit entrances generally face away from the
residential properties located to the north and east of the site.
There is an existing house and accessory structure on proposed Lot 2 which will remain. No new
structures will be developed on proposed Lot 2.
Lot Analysis
Lot standards for the I-1 district are as follows.
I-1 District
Standards Proposed Lot 1
Minimum lot area 1 acre 4.59 acres
Minimum lot width 100 ft. 0 ft.
Minimum lot depth 200 ft. 340 ft.
Setbacks
Front, from major roadways 100 ft. 0 ft.
Garages Too (21-016) 5
August 5, 2021
I-1 District
Standards Proposed Lot 1
Setbacks
Front, from all other streets 50 ft. 70.15 ft.
Side 20 ft. 21.42 ft.
Rear 20 ft. 50.06 ft.
Adjacent to residential 50 ft. 50 ft.
Maximum Principal Building
Height 45 ft. 23.66 ft.
Maximum impervious surface
coverage 70% 65.60%
While the structures in proposed Lot 1 comply with the setback requirements, the parking area is within
the required 50 ft. setback from the front property line. As such, the applicant is requesting a variance
from parking setback requirements in the I-1 district.
Lot Standards for the UR district are as follows:
UR District
Standards Proposed Lot 2
Minimum lot area 20 acres 2.12 acres
Minimum lot width 300 ft. 275.24 ft.
Minimum lot depth 300 ft. 434.31 ft.
Setbacks
Front, from all other streets 50 ft. 167.78 ft.
Side 25 ft. 42.55 ft.
Rear 30 ft. 34.36 ft.
Maximum Principal Building
Height 35 ft. N/A
Proposed Lot 2 does not meet UR district standards for lot size and width but will increase from 1.67
acres to 2.12 acres. The variance request is discussed later in the staff report.
Plans show the existing accessory structure on proposed Lot 2 meets the standard for accessory
structure footprints and setbacks from the rear and side property lines. Based on an aerial photo, three
additional accessory structures may be located on proposed Lot 2 which are not delineated on site
plans or certificate of survey. Staff has included a provision all structures shall be delineated on plans
submitted with the final plat.
Parking
Site plans show a graded bituminous paved parking surface with concrete curb and gutter. No
designated parking spaces are provided on site.
Garages Too (21-016) 6
August 5, 2021
The applicant has indicated that there will be no on-site staff and no allowed over-night parking. Parking
areas will be used on a temporary basis by customers accessing their storage units during business
hours. To that end, the developer has arranged for a towing service to remove vehicles in violation of
the over-night parking rule. The plans show a minimum of 60 feet of separation between buildings,
which would be adequate for parking in front of a unit and allow traffic to pass unobstructed.
As noted in the Lot Analysis, the drive aisle/parking area on proposed Lot 1 does not comply with the
50 ft. setback from the front (south) property line. The applicant is requesting a variance from parking
setback requirements in the I-1 district.
Signage
No signage is proposed as part of the development.
Landscaping
The Southwest District Design Guidelines recommend landscaping should be designed to work with the
existing topography of the area, preserving the rolling hills and natural view corridors. The proposed
development preserves the slope on the north of the property and adds landscaping for screening.
While the properties to the west and south are vacant industrial properties, the properties to the north
and east are single family homes and providing some transition/screening between this use and those
homes was identified by the Council as a priority during the concept plan review. Staff notes the highest
finished floor elevation of the proposed development is 1045 ft. and homes surrounding the site have
elevations between 1018 ft. and 1030 ft. Homes on the residential lots north of proposed Lot 1 are more
than 200 ft. from the closest proposed mini storage/self storage facility structure. The homes on 6315
Horseshoe Bend Drive and 6311 Horseshoe Bend Drive are, respectively, 142 ft. and 160 ft. from the
closest proposed mini storage/self storage facility structure.
The applicant’s landscape plan meets ordinance requirements by providing landscaping around the
buildings and parking surfaces. City Code requires the minimum number of trees on any given non-
residential site to be one overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50
lineal feet of site perimeter, whichever is greater. City Code also requires one understory shrub for each
300 sq. ft. of building or one tree per 30 lineal feet of site perimeter, whichever is greater. Per these
standards, the applicant is required to provide 62 trees and 207 shrubs on the site. Landscape plans
show 15 existing trees, 47 new trees and 207 shrubs in accordance with this standard. The code does
not include a tool to give credit for existing trees. While staff supports the applicants plan to preserve
the existing vegetation on the east lot line, an additional 15 trees could be added to the site to meet
code requirements. Staff has included this as a condition of approval.
- Planning Commission should discuss the landscape calculation.
Shrub plantings are proposed along the walls of buildings that have visibility from residential properties
to the north and east of the site. The applicant’s narrative says that trees are not proposed along the
Garages Too (21-016) 7
August 5, 2021
west boundary due to topography and retaining wall issues, but the retaining wall is only one foot high
and landscaping could break up the visual of a long wall. The applicant is also providing eight additional
trees on properties adjacent to the north boundary to provide additional screening between residential
and light industrial uses. Staff has included a condition the applicant must coordinate with adjacent
landowners for the installation of the eight additional trees.
Staff note that approximately 30 trees are located on a slope on the north side of proposed Lot 1. Staff
has included a condition that the applicant provide a landscape detail to ensure for proper planting of
trees on steep slopes. Trees planted on steep slopes like this can struggle to survive if improperly
planted.
Public Safety
Public Safety reviewed the plans and provided an email dated June 23, 2021 stating that the revised
plans comply with fire code requirements. The buildings are not sprinkled but do have fire walls and
required fire connections through the building.
Prior to final plat submittal, initiation of grading, or any other site work, the applicant must provide a
turning radius exhibit for the site to ensure that emergency vehicles can safely move through the site.
Streets/Access
Access to the mini storage/self storage facility on proposed Lot 1 is provided through a private driveway
easement which connects to State Highway 55 to the south. Access to the private driveway from State
Highway 55 is located within the municipal boundaries of the City of Medina. Staff has included a
condition that the applicant obtain any required permits and comply with access requirements from the
City of Medina or initiate annexation of the property from Medina to Corcoran prior to final plat.
MnDOT provided comments to the City with respect to access from State Highway 55. MnDOT
recommends providing main access to proposed Lot 1 from Horseshoe Bend Drive rather than the
current State Highway 55 access, which is on a horizontal curve on a high speed and high-volume road
without turn lanes. However, MnDOT indicated the current access may remain because the proposed
development does not meet traffic warrants for required improvements. The applicant is responsible for
obtaining an Access Permit from MnDOT. The applicant is also responsible for obtaining approval and
financing any requirements from MnDOT including for any work within or affecting the MnDOT right-of-
way. The applicant is proposing improvements to the access drive and additional information, as
outlined in the Engineer’s Memo dated July 27, 2021, is required to ensure compliance with City and
Elm Creek Watershed Management Commission rules.
The Southwest District Design Guidelines indicate that future driveways and other direct access from
new developments to State Highway 55 shall not be permitted. As delineated on the Southwest District
map in Figure 1 below, a frontage road is proposed within the district to collect traffic to ensure orderly
and safe access to State Highway 55. Staff has included a condition that if the frontage road is built to
Garages Too (21-016) 8
August 5, 2021
the proposed development, access to State Highway 55 will be removed and redirected to the frontage
road.
Figure 1: Southwest District Map from Appendix A of the Zoning Ordinance. The site location is marked
by the star.
Utilities
Proposed Lot 1 has existing well and septic and the applicant has indicated the septic system will be
removed according to MPCA requirements and the well will be capped per MDH requirements.
Development of proposed Lot 1 will not include any new well or septic utilities. The proposed mini
storage/self storage facility use will not require an extended employee presence and does not
necessitate installation of on-site well and septic facilities. However, the site is located within the MUSA
and is required to connect to municipal services prior to any new development. The applicant is
requesting a variance from the requirement that municipal services be available at the site prior to
development. Staff has included a condition that once municipal services are available to the site,
connections must be made.
As the lot line is shifting between proposed Lot 1 and Lot 2, vacation of the existing drainage and utility
easements along the existing property line will be required with the final plat and shall include the
dedication of new drainage and utility easements.
Garages Too (21-016) 9
August 5, 2021
Lighting
The only lighting for proposed Lot 1 is building lighting on the structures. The applicant has submitted a
light fixture cut sheet that appears to meet the requirements of the Zoning Ordinance including the 90-
degree cutoff requirement. While some residences may have sight lines to lit areas of the proposed
mini storage/self storage facility, existing and proposed tree plantings shall provide screening to the
residences.
Stormwater Management
The proposed stormwater filtration basin is located on both proposed Lot 1 and proposed Lot 2. As
noted in the Engineer’s Memo, a stormwater maintenance agreement is required for all stormwater
conveyance and treatment facilities. Stormwater ponds shall be designed to be attractive in both
flooded and dry conditions and the use of native plants for filtration around the pond is encouraged.
Staff has included a condition that the applicant shall own and maintain the stormwater infrastructure.
Wetlands
A wetland report has been completed showing two small wetlands. The Technical Evaluation Panel
(TEP) conducted a site inspection on July 19th and found them to be constructed wetlands which would
not be subject to wetland buffer and setback requirements. The TEP indicated that the applicant could
submit a no loss application for review and approval. That application has not been submitted at the
time of this report.
Conditional Use Permit
The applicant is requesting a conditional use permit to allow “Self Storage Facilities” for the new
Garages Too business. Section 1040.090, Subd. 4, of the Zoning Ordinance allows the landowner to
request a conditional use permit if they comply with the following standards:
1. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human
habitation, or any commercial activity, except as allowed by this Section.
Units will be leased to companies and private individuals for storage of items ranging from company
vehicles, supplies, automobiles, recreational vehicles, pickup trucks and trailers. No commercial-type
vehicles will be allowed within the units. No public traffic or extended employee presence will be
allowed for this development. The applicant has also indicated no outdoor storage or over-night parking
of any kind will be allowed on site. The applicant has indicated repair of personal vehicles will be
allowed within storage units but not in the parking lot or dive aisles. Staff has included a condition that
auto repair not be allowed within units.
Garages Too (21-016) 10
August 5, 2021
2. Combining office and /or retail space with a self-service storage facility may be allowed by
Conditional Use Permit.
The only use proposed for the site is a mini storage/self storage facility. The mini storage/self storage
facility will not allow for retail sales of goods or purchases on the site. No office or bathroom facilities
will be provided on the site for tenants or staff.
3. Storage of hazardous or flammable materials is prohibited.
Staff has included a condition that the storage of hazardous or flammable materials is prohibited.
4. No exterior storage is allowed.
The applicant has indicated no exterior storage or overnight parking of any kind is allowed on the site.
To that effect, the applicant has arranged ongoing towing services to remove vehicles in violation of
these rules.
5. The facility shall be secured by either the walls of the structure and/or fencing. All doors on the units
shall face inward and away from the street and property lines.
Each unit is secured by the walls of the structure. All doors on the units face inwards and away from
residential property lines. The site does not abut any public street or private drive. Buildings A and B
have units which face the south property line abuts a I-1 zoned property.
6. An on-site manager is allowed only where adequate sanitary facilities are provided, either through
use of a septic system or through connection to the public sanitary sewer system. Use of portable
sanitary facilities does not fulfill this requirement.
As indicated by the applicant, no extended employee presence is planned for the operation of the mini
storage/self storage facility. As such, sanitary facilities are not required and not provided.
The use must also comply with the standards in Section 1070.020 of the Zoning Ordinance, specifically:
A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital
improvement plans.
The proposed mini storage/self storage facility use is consistent with the commercial uses
anticipated for areas guided Light Industrial in the Comprehensive Plan. The proposed use does not
impact public facilities and capital improvement plans.
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
Garages Too (21-016) 11
August 5, 2021
will not be detrimental to or endanger the public health, safety, morals or comfort of the community
if the conditions of the approval are met. The use is allowed within the I-1 district.
C. 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.
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 dimmish and impair property values
within the neighborhood. The new business is a conditional use in the I-1 district and the applicant
has worked with the adjacent landowner to provide landscaping on the subject property and
neighboring properties to provide a transition between uses. Staff has proposed conditions to
ensure compliance with the ordinance standards.
D. 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.
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, but private utilities would be provided.
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 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.
Variance for Lot Size and Width Standards in the UR District for Proposed Lot 2
A. There are practical difficulties in complying with the zoning ordinance.
The existing lot at 6315 Horseshoe Bend Drive is a legal, nonconforming lot, and the combined
area with 2240 State Highway 55 lot is not changing. The nonconformity of Lot 2 is decreasing
because Lot 2 will increase from 1.67 to 2.12 acres in size. There is practical difficulty in complying
with the Zoning Ordinance because the lot is legal nonconforming and it is not possible to create a
Garages Too (21-016) 12
August 5, 2021
conforming lot from the combined area of the two lots. Adjusting the common lot line will not result
in any real change to the existing conditions with the existing legal nonconforming lot.
B. 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 situation is unique to the site as proposed Lot 2 is nonconforming today and that condition will
not change if the preliminary plat and variance are approved. The conditions for which the variance
is being sought were established after the property at 6315 Horseshoe Bend Drive had been
developed. The constraints to conform with minimum lot size and lot width were established prior to,
and not created by, the current landowners.
C. That the granting of the variation will not alter the essential character of the locality.
The combined area of the proposed lots is not changing and only the shared lot line is being
adjusted. The essential character of the locality is being preserved as no new lots are being created
and proposed Lot 2 has been developed.
D. The proposed variance would be in harmony with the general purposes and intent of the ordinance.
The intent of the UR district is to preserve areas where urban services are planned, as shown on
the 2040 Comprehensive Plan, but not yet available. City Code describes that large minimum lot
sizes will assist to retain these lands in their natural state until public infrastructure is available.
Proposed Lot 2 has already been developed and will continue to preserve the urban service area as
it exists today.
E. The variance is consistent with the Comprehensive Plan.
The variance to allow for smaller lot dimensions is consistent with the Comprehensive Plan for
Existing Low Density Residential. The density of roughly 1 unit per 2 acres will remain the same, as
no new development or lots are being created.
F. The City may impose conditions on the variance to address the impact of the variance.
None.
Variance for Lot Width and Front Setback Standards in the I-1 District for Proposed Lot 1
A. There are practical difficulties in complying with the zoning ordinance.
The property is unique in that the existing lot of record has no frontage on a public or private street.
Lot width is measured at the front lot line, which is the property line abutting an existing or
dedicated public street or private drive easement. This lot does not abut a public street and gets
access over three separate parcels to the south with a new driveway easement. Without a front lot
Garages Too (21-016) 13
August 5, 2021
line, the lot width is zero and does not comply with the lot width requirements in the I-1 district.
Because the site is being platted, a variance is required as the site will no longer be legal
nonconforming and has practical difficulties in complying with the zoning ordinance.
The required setback from the front lot line cannot be met as there is not front lot line from which to
require setbacks. The applicant has proposed a 50 ft. building setback from the south property line
which serves as the de facto front property line. A variance from the parking/drive aisle setback is
requested.
B. 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 situation is unique to the site as the property is nonconforming today and that condition will not
change if the preliminary plat and variances are approved. The constraints to conform with lot width
and front setback standards were established prior to, and not created by the current landowner.
C. That the granting of the variation will not alter the essential character of the locality.
The granting of the variation will not alter the essential character of the locality. Allowing
redevelopment of the site to light industrial use from low density residential is consistent with the
future land use projected for the site. The residential neighborhood to the north and west will remain
essentially unchanged.
D. The proposed variance would be in harmony with the general purposes and intent of the ordinance.
The intent of the I-1 district is to provide for the establishment of warehousing and light industrial
development. The proposed self-storage facility use is a low impact use and generally compatible
with adjacent low density residential uses. Plans for the proposed facility comply with I-1 height, lot
coverage, setbacks, landscaping, and loading regulations which facilitate compatibility between light
industrial uses and residential development.
E. The variance is consistent with the Comprehensive Plan.
The variance would allow for the development of a mini storage/self storage facility consistent with
the light industrial uses anticipated in the Comprehensive Plan.
F. The City may impose conditions on the variance to address the impact of the variance.
None
Garages Too (21-016) 14
August 5, 2021
Variance for Parking and Drive Aisle Setbacks for Proposed Lot 1
A. There are practical difficulties in complying with the zoning ordinance.
The property is unique in that the existing lot of record has no frontage on a public street or private
drive. Minimum parking and drive aisle setbacks are 10 ft. from the side and rear and in the front
the setbacks are the same minimum front setback for principal structures in the zoning district.
Without a front lot line, proposed Lot 1 cannot meet the required setbacks for parking and drive
aisles. The front of proposed Lot 1 is determined to be the south lot line where access to the site is
provided. The parking and drive aisle could meet a 50 ft. setback from the south property line,
however meeting such setbacks would require an exceptionally large amount of landscaping and
construction work to overcome topographical challenges of developing the steep slope on the north
side of proposed Lot 1. This would also shift the development closer to the adjacent residential
properties.
B. 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 property has no street frontage and the setback requirements for the front lot line do not abut a
street. These conditions are unique to the parcel of land and were not created by the landowner.
C. That the granting of the variation will not alter the essential character of the locality.
The granting of the variation will not alter the essential character of the locality. Allowing
redevelopment of the site to light industrial use from low density residential is consistent with the
future land use projected for the site. The residential neighborhood to the north and west will remain
essentially unchanged. The south property line abuts an existing light industrial use that will not be
impacted by the proposed development.
D. The proposed variance would be in harmony with the general purposes and intent of the ordinance.
The intent of the I-1 district is to provide for the establishment of warehousing and light industrial
development. The proposed self-storage facility use is a low impact use and generally compatible
with adjacent low density residential uses. The applicant is proposing a 10 ft. setback from the
south property line which is consistent with parking area and drive aisle setbacks for side and rear
property lines. The south property line abuts an existing light industrial use which would not require
extensive buffers between compatible land uses.
E. The variance is consistent with the Comprehensive Plan.
The variance would allow for the development of a mini storage/self storage facility consistent with
the light industrial uses anticipated in the Comprehensive Plan.
Garages Too (21-016) 15
August 5, 2021
F. The City may impose conditions on the variance to address the impact of the variance.
None.
Variance for Municipal Services Requirement
A. There are practical difficulties in complying with the zoning ordinance.
New development within the I-1 district shall only be allowed when a full range of municipal services
and facilities are available to serve the area. The site is located in the 2030-2035 stage of the
Comprehensive Plan 2040 Staging Plan, but the area is subject to a Metropolitan Council study
which is not expected to be completed until the next Comprehensive Plan update. It is not practical
to delay the development of a site that will not require municipal sewer and water connection.
B. 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 property does not have access to municipal sewer and water services which restricts the ability
to develop the site and this condition will not change if the proposed development is approved. This
development does not require sewer or water services. The constraints to conform with a
connection to municipal sewer and water services were not created by the current landowners.
C. That the granting of the variation will not alter the essential character of the locality.
The granting of the variation will not alter the essential character of the locality. Allowing
redevelopment of the site to light industrial use from low density residential is consistent with the
future land use projected for the site. The residential neighborhood to the north and west will remain
essentially unchanged. The south property line abuts an existing light industrial use property which
will also remain unchanged.
D. The proposed variance would be in harmony with the general purposes and intent of the ordinance.
The variance will be in harmony with the general purpose and intent of the I-1 district, which is to
provide for the establishment of warehousing and light industrial development. While this
development is proposed without municipal services available to the site, such services are not
required to facilitate the proposed use.
E. The variance is consistent with the Comprehensive Plan.
The variance would allow for the development of a mini storage/self storage facility that is
consistent with the industrial uses anticipated in the Comprehensive Plan.
Garages Too (21-016) 16
August 5, 2021
F. The City may impose conditions on the variance to address the impact of the variance.
Staff has included a condition that when municipal sewer and water are available to the site the
applicant will be required to connect the facility to those services.
Preliminary Plat
The preliminary plat will create two new lots from two existing parcels. The plat will adjust the lot line
between the self storage site and the adjacent residential property and will increase the residential
property by 0.34 acres. As discussed earlier in the staff report, the plat does require variances from lot
size and width standards in the UR district.
No new lots would be created.
Summary
Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and
Zoning Ordinance and finds that the standards for the proposed preliminary plat, rezoning, conditional
use permit variance have been met. The proposed use for Lot 1 is consistent with the type of use
projected for the Light Industrial district area of the City. The proposed use for Lot 2 is consistent with
the existing and projected use for the Urban Reserve area of the City.
Any outstanding issues that must be addressed have been included as conditions in the attached draft
resolutions. If the Commission finds that the standards have not been met for the variance, they could
recommend denial of the variance and provide findings of fact for denial.
4. Recommendation
Move to recommend approval of the following:
a. Ordinance amending the Zoning Map
b. Resolution approving findings of fact for rezoning
c. Resolutions approving site plan and conditional use permit
d. Resolution approving the variance
e. Resolution approving the preliminary plat.
Attachments
1. Ordinance amending the Zoning Map
2. Resolution approving findings of fact for rezoning
3. Resolution approving site plan and conditional use permit
4. Resolution approving the variance
5. Resolution approving the preliminary plat
6. Site Location Map dated July 29, 2021
7. City Engineer’s Memo dated July 27, 2021
Garages Too (21-016) 17
August 5, 2021
8. Public Safety Memo dated May 5, 2021
9. Public Safety Email dated June 23, 2021
10. MnDOT Letter dated May 25, 2021
11. Applicant Narrative dated July 8, 2021
12. Development Plans dated July 8, 2021
13. Certificate of Survey for 2240 State Highway 55 dated March 11, 2021
14. Certificate of Survey for 6315 Horseshoe Bend Drive dated May 26, 2021
15. Architectural Plans dated April 20, 2021
16. Color Sheets dated July 2, 2021
17. Cut Sheets for Lighting dated May 24, 2021
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
ORDINANCE NO. 2021-XX
Motion By:
Seconded By:
AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO
CLASSIFY CERTAIN LAND LOCATED AT 2240 STATE HIGHWAY 55 (PID 32-119-23-44-
0001) (CITY FILE 21-016)
THE CITY OF CORCORAN ORDAINS:
Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran,
Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map
from Urban Reserve (UR) to Light Industrial (I-1), described as follows:
See Attachment A
Section 2. Effective Date. This amendment shall take effect upon adoption of this resolution.
ADOPTED by the City Council on the XXth day of August 2021.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
ORDINANCE NO. 2021-XX
ATTACHMENT A
That part of the North 340 feet of the South 1065 feet of the Southeast Quarter of the Southeast
Quarter of Section 32, Township 119 North, Range 23, West of the 5th Principal Meridian, lying
West of the East 685 feet thereof, Hennepin County, Minnesota
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 1 of 3
Motion By:
Seconded By:
APPROVING FINDINGS OF FACT FOR REZONING FOR 2240 STATE HIGHWAY 55 (PID
32-119-23-44-0001) (CITY FILE NO 21-016)
WHEREAS, Craig Scherber of Garages Too, LLC (“the applicant”) has requested approval to
rezone the property legally described as follows:
See Attachment A
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 should and hereby does support the request of Garages Too,
LLC for the reclassification of the property, based on the following findings and conditions:
1. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the City Comprehensive Plan,
including public facilities and capital improvement plans. The proposed development is
consistent with the policies and provisions for the Light Industrial (I-1) district in the
Comprehensive Plan and the Future Land Use Map designates the site as I-1.
2. The proposed action meets the purpose and intent of the individual district. The
proposed mini storage/self storage facility use of the site meets the purpose and intent of
the I-1 district which is to provide a full range of industrial, manufacturing, warehousing
and similar uses.
3. There is adequate infrastructure available to serve the proposed action. The proposed
mini storage/self storage facility does not require sewer and water to operate and no
sewer and water infrastructure is proposed as part of the development. There is
adequate infrastructure available to serve the proposed action.
4. There is adequate buffer or transition provided between potentially incompatible districts.
Adjacent properties to the north and east are zoned Urban Reserve (UR) and buffer
space is provided on the north and east perimeter of the site. Existing trees along the
east property line and proposed tree plantings along the north property line will provide
adequate buffer and screening from the proposed development.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 2 of 3
Whereupon, said Resolution is hereby declared adopted on this XXth day of August 2021.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 3 of 3
ATTACHMENT A
That part of the North 340 feet of the South 1065 feet of the Southeast Quarter of the Southeast
Quarter of Section 32, Township 119 North, Range 23, West of the 5th Principal Meridian, lying
West of the East 685 feet thereof, Hennepin County, Minnesota.
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 1 of 4
Motion By:
Seconded By:
APPROVING A SITE PLAN AND CONDITIONAL USE PERMIT FOR THE PROPERTIES
LOCATED AT 2240 STATE HIGHWAY 55 AND 6315 HORSESHOE BEND DRIVE (PID 32-
119-23-44-0001 and 32-119-23-44-0009) (CITY FILE 21-016)
WHEREAS, Craig Scherber of Garages Too, LLC (“the applicant”) is requesting approval of a site
plan and conditional use permit for the properties located at 2240 State Highway 55 and 6315
Horseshoe Bend Drive, legally described as follows:
That part of the North 340 feet of the South 1065 feet of the Southeast Quarter of the
Southeast Quarter of Section 32, Township 119 North, Range 23, West of the 5th Principal
Meridian, lying West of the East 685 feet thereof, Hennepin County, Minnesota.
and
Lot 4, Block 2, Schnell’s Highland Acres 2nd Addition, Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit at a
duly called public hearing and recommends approval.
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, subject to the
following findings and conditions:
1. A site plan and conditional use permit are approved to allow for the construction of four
buildings for a mini storage/self storage facility as shown on application and plans
received by the City on June 18, 2021 and additional information received on July 9,
2021, except as amended by this resolution.
2. The applicant must comply with all conditions in the City Engineer’s memo dated July
27, 2021.
3. The applicant must comply with MnDOT comments dated May 25, 2021.
4. The applicant must comply with the Public Safety Plan Review comments dated May 5,
2021 and June 23, 2021.
5. The development shall comply with all I-1 district standards.
6. Prior to submittal of final plat, the applicant must comply with the following conditions:
a. Prior to final plat submittal, initiation of grading, or any other site work, the
applicant must provide a turning radius exhibit to ensure that emergency vehicles
can safely move through the site.
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 2 of 4
b. The applicant must coordinate with adjacent landowners for the installation of the
eight additional trees.
c. The applicant must preserve the existing 15 trees on the south-east property line
and install 62 new trees and 207 shrubs in compliance with Section 1060 of the
Zoning Ordinance.
d. The applicant must provide a landscape detail to ensure for the proper planting of
trees on steep slopes.
e. The applicant is required to obtain any required permits and comply with access
requirements from the City of Medina or initiate annexation of the property from
Medina to Corcoran prior to final plat.
f. The applicant is responsible for obtaining an Access Permit from MnDOT.
g. The applicant is responsible for obtaining approval and financing any
requirements from MnDOT including for any work within or affecting the MnDOT
right-of-way.
h. The applicant shall own and maintain the stormwater infrastructure.
i. When the frontage road is constructed to the proposed development, access to
State Highway 55 will be removed and redirected to the frontage road.
j. When municipal sewer and water are available to the proposed development,
connections must be made at the developers expense.
7. A conditional use permit for mini storage/self storage is approved, subject to the finding
that the applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of
the Zoning Ordinance have been met. Specifically:
a. The proposed mini storage/self storage facility use is consistent with the
commercial uses anticipated on this site by the Comprehensive Plan. The
proposed use does not impact public facilities and capital improvement plans.
b. 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 also allowed within the I-1
district.
c. 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. The
new business is a conditional use in the I-1 district and conditions have been
proposed to ensure compliance with ordinance standards.
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 3 of 4
d. The establishment of the conditional use will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in
the district.
e. The site is located within the MUSA but municipal sewer and water are not
available to the site. Private utilities would be provided until a connection to
municipal sewer and water can be made.
f. Staff has proposed draft conditions to ensure compliance with the Zoning
Ordinance regulations.
g. Staff has analyzed the performance standards of this Chapter and has included
conditions to ensure compliance with the performance standards.
h. The use shall be subject to the following conditions:
i. Units are to be used for dead storage only. Units are not to be used for
retailing, auto repair, human habitation, or any commercial activity, except
as allowed in section.
i. No office and /or retail space is allowed.
ii. Storage of hazardous or flammable materials is prohibited.
iii. No exterior storage is allowed.
iv. The facility shall be secured by either the walls of the structure and/or
fencing. All doors on the units shall face inward and away from the street
and property lines.
v. An on-site manager is allowed only where adequate sanitary facilities are
provided, either through use of a septic system or through connection to
the public sanitary sewer system. Use of portable sanitary facilities does
not fulfill this requirement. No on-site manager is proposed or approved for
this project.
vi. The applicant must provide a copy of the lease agreement prohibiting such
activities for City review and approval.
8. A building permit is required prior to beginning construction.
9. The applicant must submit and receive approval of a wetland No Loss application prior
to final plat submittal.
10. The applicant is responsible for maintenance of the stormwater pond and must enter into
a stormwater maintenance agreement with the City.
11. The applicant shall execute the Site Improvement Performance Agreement and provide
a financial guarantee in compliance with Section 1070 of the Zoning Ordinance.
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 4 of 4
12. FURTHER, the applicant shall record the approving resolution and required easements
at Hennepin County and provide proof of recording to the City.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
Whereupon, said Resolution is hereby declared adopted on this XXth day of August 2021.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 1 of 5
Motion By:
Seconded By:
APPROVING VARIANCES FOR THE PROPERTIES LOCATED AT 2240 STATE HIGHWAY
55 AND 6315 HORSESHOE BEND DRIVE (PID 32-119-23-44-0001 and 32-119-23-44-0009)
(CITY FILE 21-016)
WHEREAS, Craig Scherber of Garages Too, LLC (“the applicant”) is requesting approval of
variances for the properties located at 2240 State Highway 55 and 6315 Horseshoe Bend Drive,
legally described as follows:
That part of the North 340 feet of the South 1065 feet of the Southeast Quarter of the
Southeast Quarter of Section 32, Township 119 North, Range 23, West of the 5th
Principal Meridian, lying West of the East 685 feet thereof, Hennepin County, Minnesota.
and
Lot 4, Block 2, Schnell’s Highland Acres 2nd Addition, Hennepin County, Minnesota.
WHEREAS, the applicant has also requested approval of a variance from lot size and lot width
requirements in the Urban Reserve (UR) district for the property located at 6315 Horseshoe
Bend Drive; and
WHEREAS, the applicant has also requested approval of a variance from lot width and front
setback requirements in the Light Industrial (I-1) district for the property located at 2400 State
Highway 55; and
WHEREAS, the applicant has also requested approval of a variance from parking and drive
aisle setback requirements in the I-1 district for the property located at 2400 State Highway 55;
and
WHEREAS, the applicant has also requested approval of a variance from Municipal Services
Requirement for the properties located at 2240 State Highway 55 and 6315 Horseshoe Bend
Drive and
WHEREAS, the Planning Commission has reviewed the variances at a public meeting and
recommends approval.
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 variance,
subject to the following findings and conditions:
1. Approval is based on plans received by the City on June 18, 2021 and additional
information received on July 9, 2021, except as amended by this resolution.
2. The requested variance from the lot size and lot width requirements in the UR district for
the property located at 6315 Horseshoe Bend Drive is approved based on the following
findings:
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 2 of 5
a. That there are practical difficulties in complying with the Zoning Ordinance. The
existing lot at 6315 Horseshoe Bend Drive is a legal, nonconforming lot, and the
combined area with 2400 State Highway 55 is not changing. The nonconformity
of Lot 2 is decreasing because Lot 2 will increase from 1.67 to 2.12 acres in size.
There is practical difficulty in complying with the Zoning Ordinance because the
lot is legal nonconforming and it is not possible to create a conforming lot from
the combined area of the two lots. Adjusting the common lot line will not result in
any real change to the existing conditions with the existing legal nonconforming
lot.
b. That the conditions upon which a petition for a variation is based are unique to
the parcels of land for which the variance is sought and were not created by the
landowners. The conditions for which the variance is being sought were
established after the property at 6315 Horseshoe Bend Drive had been
developed. The constraints to conform with minimum lot size and lot width were
established prior to, and not created by, the current landowners.
c. That the granting of the variation will not alter the essential character of the
locality. The essential character of the locality is not changing as no new lots are
being created and Lot 2 has been developed.
d. The proposed variance would be in harmony with the general purposes and
intent of the ordinance. The intent of the UR district is to preserve areas where
urban services are planned, as shown on the 2040 Comprehensive Plan, but not
yet available. City Code describes that large minimum lot sizes will assist to
retain these lands in their natural state until public infrastructure is available.
6315 Horseshoe Bend Drive has already been developed and will continue to
preserve the urban service area as it exists today.
e. The variance is consistent with the Comprehensive Plan. The variance to allow
for smaller lot dimensions is consistent with the Comprehensive Plan for Existing
Low Density Residential. The density of roughly 1 unit per 2 acres will remain the
same, as no new development or lots are being created.
3. The requested variance from lot width and front setback requirements in the I-1 district
for the property located at 2400 State Highway 55 is approved based on the following
findings:
a. That there are practical difficulties in complying with the Zoning Ordinance. The
property is unique in that the existing lot of record has no frontage on a public or
private street. Without a front lot line, the lot width is zero and does not comply
with the lot width requirements in the I-1 district. Because the site is being
platted, a variance is required as the site will no longer be legal nonconforming
and has practical difficulties in complying with the zoning ordinance.
b. That the conditions upon which a petition for a variation is based are unique to
the parcels of land for which the variance is sought and were not created by the
landowners. The situation is unique to the site as the property is nonconforming
today and that condition will not change if the preliminary plat and variances are
approved. The constraints to conform with lot width and front setback standards
were established prior to, and not created by the current landowner.
c. That the granting of the variation will not alter the essential character of the
locality. The granting of the variation will not alter the essential character of the
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 3 of 5
locality. Allowing redevelopment of the site to light industrial use from low density
residential is consistent with the future land use projected for the site. The
residential neighborhood to the north and west will remain essentially
unchanged.
d. The proposed variance would be in harmony with the general purposes and
intent of the ordinance. The intent of the I-1 district is to provide for the
establishment of warehousing and light industrial development. The proposed
self-storage facility use is a low impact use and generally compatible with
adjacent low density residential uses. Plans for the proposed facility comply with
I-1 height, lot coverage, setbacks, landscaping, and loading regulations which
facilitate compatibility between light industrial uses and residential development.
e. The variance is consistent with the Comprehensive Plan. The variance would
allow for the development of a mini storage/self storage facility consistent with
the light industrial uses anticipated in the Comprehensive Plan.
4. The requested variance from parking and drive aisle setback requirements in the I-1
district for the property located at 2400 State Highway 55 is approved based on the
following findings:
a. That there are practical difficulties in complying with the Zoning Ordinance. The
property is unique in that the existing lot of record has no frontage on a public
street or private drive. Without a front lot line, proposed Lot 1 cannot meet the
required setbacks for parking and drive aisles. The front of proposed Lot 1 is
determined to be the south lot line where access to the site is provided. The
parking and drive aisle could meet a 50 ft. setback from the south property line,
however meeting such setbacks would require an exceptionally large amount of
landscaping and construction work to overcome topographical challenges of
developing the steep slope on the north side of proposed Lot 1. This would also
shift the development closer to the adjacent residential properties.
b. That the conditions upon which a petition for a variation is based are unique to
the parcels of land for which the variance is sought and were not created by the
landowners. The property has no street frontage and the setback requirements
for the front lot line do not abut a street. These conditions are unique to the
parcel of land and were not created by the landowner.
c. That the granting of the variation will not alter the essential character of the
locality. Allowing redevelopment of the site to light industrial use from low density
residential is consistent with the future land use projected for the site. The
residential neighborhood to the north and west will remain essentially
unchanged. The south property line abuts an existing light industrial use that will
not be impacted by the proposed development.
d. The proposed variance would be in harmony with the general purposes and
intent of the ordinance. The intent of the I-1 district is to provide for the
establishment of warehousing and light industrial development. The proposed
self-storage facility use is a low impact use and generally compatible with
adjacent low density residential uses. The applicant is proposing a 10 ft. setback
from the south property line which is consistent with parking area and drive aisle
setbacks for side and rear property lines. The south property line abuts an
existing light industrial use which would not require extensive buffers between
compatible land uses.
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 4 of 5
e. The variance is consistent with the Comprehensive Plan. The variance would
allow for the development of a mini storage/self storage facility consistent with
the light industrial uses anticipated in the Comprehensive Plan.
5. The requested variance from Municipal Services Requirement for the properties located
at 2240 State Highway 55 and 6315 Horseshoe Bend Drive is approved based on the
following findings:
a. That there are practical difficulties in complying with the Zoning Ordinance. New
development within the I-1 district shall only be allowed when a full range of
municipal services and facilities are available to serve the area. The site is
located in the 2030-2035 stage of the Comprehensive Plan 2040 Staging Plan,
but the area is subject to a Metropolitan Council study which is not expected to
be completed until the next Comprehensive Plan update. It is not practical to
delay the development of a site that will not require municipal sewer and water
connection.
b. That the conditions upon which a petition for a variation is based are unique to
the parcels of land for which the variance is sought and were not created by the
landowners. The property does not have access to municipal sewer and water
services which restricts the ability to develop the site and this condition will not
change if the proposed development is approved. The constraints to conform
with a connection to municipal sewer and water services were not created by the
current landowners.
c. That the granting of the variation will not alter the essential character of the
locality. Allowing redevelopment of the site to light industrial use from low density
residential is consistent with the future land use projected for the site. The
residential neighborhood to the north and west will remain essentially
unchanged. The south property line abuts an existing light industrial use property
which will also remain unchanged.
d. The proposed variance would be in harmony with the general purposes and
intent of the ordinance. The variance will be in harmony with the general purpose
and intent of the I-1 district, which is to provide for the establishment of
warehousing and light industrial development. While this development is
proposed without municipal services available to the site, such services are not
required to facilitate the proposed use.
e. The variance is consistent with the Comprehensive Plan. The variance would
allow for the development of a mini storage/self storage facility that is consistent
with the industrial uses anticipated in the Comprehensive Plan.
f. The City may impose conditions on the variance to address the impact of the
variance. when municipal sewer and water are available to the site the applicant
will be required to connect the facility to those services.
6. Approval shall expire within one year of the date of approval unless the applicant
commences the authorized use.
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 5 of 5
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
Whereupon, said Resolution is hereby declared adopted on this XXth day of August 2021.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 1 of 2
Motion By:
Seconded By:
APPROVING A PRELIMINARY PLAT FOR THE PROPERTIES LOCATED AT 2240 STATE
HIGHWAY 55 AND 6315 HORSESHOE BEND DRIVE (PID 32-119-23-44-0001 and 32-119-
23-44-0009) (CITY FILE 21-016)
WHEREAS, Craig Scherber of Garages Too, LLC (“the applicant”) is requesting approval of a
preliminary plat for the properties located at 2240 State Highway 55 and 6315 Horseshoe Bend
Drive, legally described as follows:
That part of the North 340 feet of the South 1065 feet of the Southeast Quarter of the
Southeast Quarter of Section 32, Township 119 North, Range 23, West of the 5th Principal
Meridian, lying West of the East 685 feet thereof, Hennepin County, Minnesota.
and
Lot 4, Block 2, Schnell’s Highland Acres 2nd Addition, Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed the preliminary plat at a duly called public
hearing and recommends approval.
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 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 June
18, 2021 and additional information received on July 9, 2021, except as amended by this
resolution.
2. Approval of the preliminary plat is contingent upon the approval of the rezoning, site
plan, conditional use permit and variance.
3. The applicant must comply with all conditions in the City Engineer’s memo dated July
27, 2021.
4. The applicant must submit and receive approval of a wetland No Loss application prior
to final plat submittal.
5. 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 final plat.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
City of Corcoran August xx, 2021
County of Hennepin
State of Minnesota
RESOLUTION NO. 2021-XX
Page 2 of 2
Whereupon, said Resolution is hereby declared adopted on this XXth day of August 2021.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
Memo
To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer
Steve Hegland, PE
Project: Garages Too Corcoran Site
Improvement Project
Date: 7/27/21
Exhibits:
This Memorandum is based on a review of the following documents:
1. Project Development Narrative New Storage Facility by Garages Too, LLC, 22400 State Highway 55
Dated 07/08/2021
2. Certificate of Survey Elsen 6315 Horseshoe Bend Dr, Prepared by Schoborg Land Services, Inc.,
Dated 03/11/2021
3. Certificate of Survey 22400 State HWY 55, Prepared by Engineering Design & Surveying, Dated
06/04/2020
4. Garages Too Site Improvement Project Civil Site Plans, Prepared by Civil Engineering Site Design,
Dated 07/20/2021
5. Garages Too Corcoran Site Improvement Project – Drainage Analysis, Prepared by Civil Engineering
Site Design, Dated 06/16/2021
Comments:
General:
1. Comments provided are based on the level of detail of the documents provided. Additional comments
should be anticipated on future submittals as the level of detail increases.
2. Consistent with the review process, a comment response letter shall be provided in response to the
following comments provided in this Memorandum in which the owner/applicant or representative
provides a written response to each item. In addition to engineering related comments per these
plans, the proposed plans are subject to additional planning, zoning, public safety, and all other
applicable codes and standards of the City of Corcoran.
3. Narrative currently references requirements from “the City of St. Michael”. Designer should update
the “Requirements” and “Summary” section to correctly reference City of Corcoran requirements.
4. Site disturbance is identified as over and acre which will require the site to comply with MPCA and
Elm Creek Watershed Management Commission requirements in addition to City of Corcoran
Stormwater Guidelines. Final approval by the MPCA and Elm Creek WMO must be attained before
any site grading or activity may commence. Provide Elm Creek Watershed and MPCA approval within
the SWMP when received.
5. Final permitting and documentation of septic system abandonment needs to be provided to the city.
6. Final permitting and documentation of well abandonment needs to be provided to the city.
July 27,2021
Garages Too Corcoran Site Improvement Project
Kevin Mattson
Page 2 of 4
Plat:
1. The applicant shall show all drainage and utility easements and all platting requirements met per the
City Code. Drainage and utility easements shall be provided as standard per City requirements.
2. Easements should be provided over all infrastructure used for the conveyance and treatment of
stormwater.
a. This includes but not limited to, storm sewer inlets, storm sewer pipes, and the stormwater
management basin and filtration components.
3. Applicant shall coordinate and meet all requirements of city planning for lot adjustments including any
necessary review and vacation of existing easements.
Erosion Control/SWPPP
1. Preparation of an erosion control plan and compliance with a Construction SWPPP shall be required
for construction.
a. A copy of the MPCA Construction Stormwater Permit shall be provided to the City prior to any
disturbance activities.
b. Additional inlet protection required on all storm sewer inlets, including flankers and on-grade
inlets.
2. The City of Corcoran is an MS4 community and site visits will be conducted weekly or after rain
events.
3. Outlet pipe from filtration basin is a concentrated discharge directly into a silt fence. Silt fence is for
intercepting sheet flow not a concentrated discharge. Provide alternative perimeter protection from
this concentrated discharge.
4. Silt fence is placed perpendicular to contours in some locations. Silt fence should only be placed
parallel to contours. Consider silt fence relief with rock bags, hale bales, erosion log or similar
perimeter control for concentrated discharges. J hooking is also an acceptable method.
5. Provide erosion control at skimmer inlet consistent with City of Corcoran Standard Plate STO-16.
6. Vegetation for Stormwater Management Facility is not provided. Need to provide vegetation tolerant
of typical wetland conditions. From MPCA stormwater manual, “Bioinfiltration basins must meet the
required 48-hour drawdown time and must be sized to allow for adequate maintenance.
7. Planting notes allows “substitution by Owner”, however the note should be removed or modified to
“any substitution must be approved by City”.
8. Silt fence installed outside of easements on access road. Silt fence shall be placed within property or
developer shall provide agreement with adjacent property to allow rights for temporary improvements.
Transportation
1. The need for fire access around the building shall be determined by Public Safety.
2. A future frontage road is planned for this area connecting Pioneer Trail and Rolling Hills Road. The
Site appears north of the future road corridor, but ultimate access will be provided via this future
frontage road.
3. Concrete sections are concrete on sand. We typically would expect a class 5 or other aggregate
base. Confirm this is correct.
4. Bituminous section calls out sand, draintile detail provided in plans, no draintile shown in bit section,
change to not have sand or included draintile for drainage.
July 27,2021
Garages Too Corcoran Site Improvement Project
Kevin Mattson
Page 3 of 4
5. Parking to be verified with City Planning. No designated parking shown.
6. Grading limits are shown for private drive but no additional information on elevations or grades.
Details shall be provided for the proposed drive including the improvements and grading to ensure it
fits within the existing easement. This shall include all necessary stormwater improvements to ensure
driveway improvements don’t impact adjacent properties.
Grading /Stormwater
1. The City’s Stormwater Modeling Guidelines shall be used for stormwater systems and modeling
(https://corcoranmn.gov/common/pages/DisplayFile.aspx?itemId=15567509).
2. The property owner shall own and maintain the stormwater infrastructure. A stormwater maintenance
agreement will be required for all stormwater conveyance and treatment facilities.
3. Stormwater rate control and water quality treatment is not currently shown for private driveway. All
disturbed areas must be analyzed for compliance with stormwater standards. Any increase in
imperviousness due to the private drive shall be included in modeling.
4. Retaining walls to be located outside of D&U Easement, or an encroachment agreement to be
provided.
5. Update OCS Detail 1 to be proportionally drawn.
6. Subwatershed delineation should encompass the entire contributing drainage areas, including
undisturbed or off-site areas that drain on, not just the parcel boundary.
7. Time of concentration (Tc) flow paths not shown. Additionally, an aerial is needed to verify surface
type and is required per Stormwater Guidelines. Also, the Tc’s calculated were increased to the
“minimum Tc” of 15mins. Where does this assumed minimum come from? Typically, 7 mins is
considered the minimum Tc for Minnesota.
8. Proposed sub catchment 12S uses Tcs calculated with values attributed to cropland flow. Adjust or
edit the value to the Tc minimum for proposed conditions.
9. Designer should check scale of drawings showing drainage areas. Based on the scale of the DA1
and DA2 the parcel is only ~4.7 acres not 5.04 acres. Site Data provided for existing
impervious/pervious breakdown on Sheet C1 does not match existing HydroCAD modeling.
10. Plans need a pre-treatment basin detail.
11. It would be more appropriate to model the basin as a two-basin system rather than a single system.
As currently modeled, the two basins function as one basin, but they will function in series except at
water elevations exceeding 1032.0 after the outlet basins equalize. Ensure filtration is only accounted
for within the 2nd basin.
12. Unit hydrograph has peak factor of 400 rather than the default SCS 484 which lower’s peak runoff
rates. The 400 peaking factor refers to MSE 3 MN rather than MSE 3. MSE 3 MN is only applicable to
rural hydrology per MnDOT and NEH Part 650 – Minnesota Supplement.
13. In the absence of in-situ tests an infiltration rate of 0.06 in/hr should be used for soil type D instead of
0.8 in/hr A soils according to MPCA guidelines. Test pits or in-situ are required for any project
proposing natural infiltration practices. This type of practices is difficult (or not feasible) in the heavy
soils in Corcoran.
14. Exfiltration flows should be routed in series to a 6” diameter drain tile, not directly to the outlet culvert.
Model the drain tile to account for its capacity.
15. Modeling of the overflow to the riser structure (Device #5) overestimates capacity at elevations
between 1034.5 and 1035.25 since the orifice is not horizontal. A custom weir/orifice should be used
July 27,2021
Garages Too Corcoran Site Improvement Project
Kevin Mattson
Page 4 of 4
for non-orthogonal orifices. Ensure to use a sharp crested weir coefficient (~3.1) City will provide
spreadsheet to determine custom weir HydroCAD inputs based on City standard OCS detail.
16. Update EOF details in model to match plans provided. Dimensions do not seem to match plans.
17. The EOF should be 1 foot above the HWL. Currently the EOF is less than 6 inches above the HWL.
18. Sheet C7.2 – No socks on underdrains should be used. See City of Corcoran standard detail plate
STO-20.
19. Upsize all draintile to 6” to reduce chance of clogging.
20. Northern draintile is at 0.8% per sheet C3, but C7.2 only indicates a single slope of 0.5% on the
detail. Detail or plan sheet should be updated.
21. Much of the runoff directly to the filtration basin is not pre-treated unless you consider filter strip or
swales. Ensure pretreatment is provided for impervious areas prior to filtration/infiltration.
22. Per the Minnesota Stormwmater Manual, the required effective filtration area is determined by the
bottom area of the filtration basin not including side slopes. Remove side slopes form
infiltration/filtration modeling.
23. NRCS soils report shows a large area of HSG C soils on site. (model uses HSG D), update to
appropriate CN.
o Proposed conditions shall use HSG D soils for greenspace if within area of disturbance.
24. Pond in proposed Hydrocad should have a defined starting elevation at the controlling outlet structure
elevation (NWL).
25. Provide storm sewer sizing calculations using the rational method for the 10 year event.
26. A typical CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly.
o Three inches (0.25 feet) of head on a CB will inundate a street centerline (2% slope).
o Typical spacing is 200 to 250 feet along a curb that includes about 40 feet from road
centerline (drainage area of 10,000 SF per CB).
27. Grading contours not shown on proposed access driveway. Grading limits should be expanded as
necessary to account for tie in to existing.
28. 3’ sump required in MH-10 for drop greater than 2’.
Watermain/Sanitary Sewer
1. The applicant indicates that no sewer and water facilities are necessary or provided for the site.
2. If not used with the current development, any wells which service the existing property should be
abandoned by a licensed contractor.
3. The existing septic system should be abandoned by a licensed contractor.
End of Comments
CITY OF CORCORAN
8200 County Road 116, Corcoran, MN 55340
763.420.2288
E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us
Memo
To: Planning (Planner Lindahl)
From: Planner Davis
Date: May 5, 2021
Re: Garages Too Corcoran
(City File No. 21-016)
A Public Safety plan review meeting was held on 05/05/2021. In attendance were: Director of Public
Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Dave Malewicki,
Fire Chief Leuer, and Building Official Geske. The comments are based on revised plans submitted April
20, 2021. The steep slope surrounding the site presents some fire protection challenges. The following public
safety comments are provided for the project:
1. Fire barriers will be required in buildings to create fire areas of less than 12,000 square feet;
otherwise, the buildings will need to be sprinkled.
2. The requirement for a 150’ hose pull distance must be met throughout the site. The current plans do
not reflect this for buildings C and D.
3. A 300’ hose pull distance is permitted if the buildings are sprinkled, or if the applicant wants to
claim a topographic waiver as outlined in the International Fire Code 503.1.1.1, the applicant must
meet with the Fire Chiefs and the Building Official to determine a sufficient alternative fire
protection system.
4. The 24’ roadway to the site was deemed sufficient by the Public Safety Group.
5. A turning radius exhibit is required for the site.
From:Ryan Burns
To:Natalie Davis; Kendra Lindahl, AICP; Kevin Mattson; Kent C. Torve; Matt Gottschalk; Michael Pritchard
Cc:Jeff Leuer (jleuer@ci.loretto.mn.us); Todd Geske
Subject:RE: Distribution #21-016 Garages Too Corcoran - Rezoning, Preliminary Plat, Conditional Use Permit, Variance,
and Site Plan
Date:Wednesday, June 23, 2021 3:11:33 PM
Attachments:image002.png
image003.png
Fire Chief Leuer and Building Official Geske discussed and approved the plan to have fire connections
on the front of the building that connect to the rear of the building. Fire would haul an apartment
pack to the rear of the building, connect in the rear to the source from the front, and no need not
pull a hose around the building. Kind of like a fire riser in multi-story building, instead of going up,
they would be going through the building. They will not be sprinkled buildings.
Ryan Burns | Lieutenant
City of Corcoran | 8200 County Road 116 | Corcoran, MN 55340
Phone: (763) 420-8966 | rburns@ci.corcoran.mn.us | |
From: Natalie Davis <ndavis@corcoranmn.gov>
Sent: Wednesday, June 23, 2021 2:09 PM
To: Kendra Lindahl Forwarding <klindahl@landform.net>; Kevin Mattson
<kmattson@corcoranmn.gov>; Kent C. Torve <ktorve@wenck.com>; Ryan Burns
<rburns@corcoranmn.gov>; Matt Gottschalk <mgottschalk@corcoranmn.gov>; Michael Pritchard
<MPritchard@corcoranmn.gov>
Subject: Distribution #21-016 Garages Too Corcoran - Rezoning, Preliminary Plat, Conditional Use
Permit, Variance, and Site Plan
Good afternoon,
Please find enclosed updated plans for Garages Too.
Matt – The applicant believes they addressed Public Safety’s comments by incorporating fire
department connections on the front and back walls of Buildings C and D, but Kendra and I are
uncertain if this truly satisfies the requirements of a 150’ maximum hose pull distance (or outfitting
the buildings with sprinklers).
Thank you,
Natalie Davis
Planner
City of Corcoran
8200 County Road 116, Corcoran, MN 55340
www.ci.corcoran.mn.us
ndavis@corcoranmn.gov
Direct: 763-258-4272 Main: 763-420-2288
City of Corcoran - A Hidden Gem Waiting To Be Discovered
Metropolitan District
Waters Edge Building
1500 County Road B2 West
Roseville, MN 55113
An equal opportunity employer
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
May 25,2021
Natalie Davis
Planner
City of Corcoran
8200 County Road 116
Corcoran, MN 55340
SUBJECT: MnDOT Review #S21-031
Garages Too-Corcoran
NW Quad MN 55 & Rolling Hills Road
Corcoran, Hennepin County
Dear Ms. Davis:
Thank you for the opportunity to review the Garages Too-Corcoran. MnDOT has reviewed the
documents and has the following comments:
Traffic:
MnDOT recommends providing main access from Horseshoe Bend Dr, rather than having
customers with trailers accessing the site from a horizontal curve on a high-speed, high-volume
roadway without turn lanes.
If you have any questions regarding these comments please contact Eric Lauer-Hunt of MnDOT
Traffic at eric.lauer-hunt@state.mn.us or 651-234-7875.
Permits:
An Access permit will be required. Additionally, any use of, or work within or affecting,
MnDOT right of way will require a permit.
Permits can be applied for at this site: https://olpa.dot.state.mn.us/OLPA/. Please upload a copy
of this letter when applying for any permits.
Please direct questions regarding permit requirements to Buck Craig of MnDOT’s Metro Permits
Section at Buck.Craig@state.mn.us or 651-234-7911.
Review Submittal Options
MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received
electronically can be processed more rapidly. Do not submit files via a cloud service or
SharePoint link. In order of preference, review materials may be submitted as:
MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113
1. Email documents and plans in PDF format to metrodevreviews.dot@state.mn.us.
Attachments may not exceed 20 megabytes per email. Documents can be zipped as well.
If multiple emails are necessary, number each message.
2. PDF file(s) uploaded to MnDOT’s external shared internet workspace site at:
https://mft.dot.state.mn.us. Contact MnDOT Planning development review staff at
metrodevreviews.dot@state.mn.us for uploading instructions, and send an email listing
the file name(s) after the document(s) has/have been uploaded.
If you have any questions concerning this review, please contact me at (651) 234-7797.
Sincerely,
Cameron Muhic
Senior Planner
Copy sent via E-Mail:
Buck Craig, Permits Lance Schowalter, Design
Jason Swenson, Water Resources Eric Lauer-Hunt, Traffic
Andrew Lutaya, Area Manager Douglas Nelson, Right-of-Way
Mackenzie Turner Bargen, Multimodal Jesse Thornsen, Multimodal
Jason Junge, Transit Russell Owen, Metropolitan Council
Project Development Narrative
New Storage Facility by Garages Too, LLC
22400 State Highway 55
Corcoran, Minnesota
07/08/2021
Page 1
Executive Summary
Storage space is in demand and this development responds to fill that need for the area surrounding the West Metro
of Hennepin County. The buildings are attractive, well-built and will be a welcomed addition to the City of Corcoran.
Overview
Garages Too, LLC proposes this project for the City of Corcoran’s consideration. The Project will be located at
22400 State Highway 55 in Corcoran, Minnesota. Building spaces will be leased to companies and private
individuals seeking protected and secure storage for their possessions ranging from company vehicles, supplies,
automobiles, recreational vehicles, pickup trucks and trailers. However, no commercial-type vehicles are allowed
within these units. Each rental space has its own entrance, its individual level of interior finishes, its own power, heat
and lighting.
Home-based businesses located in the City of Corcoran and surrounding communities will now have an option to
office out of their home per city ordinances, but store their business equipment, supplies and other non-ordinance
compliant items off-site in this facility. This option will allow Corcoran residents to conduct their business in
compliance with city regulations and give each of them a better opportunity to succeed in their business ventures.
However, no public traffic or extended employee presence will be allowed for this development and no outdoor
storage or over-night parking of any kind will be allowed on this property. To that end, Developer has arranged on-
going towing services from Burda’s Towing for any violator- no exemptions granted. Hours of daily operation shall be
posted allowing activity from 7:00 am to 9:00 pm only. Each tenant will be required to furnish and maintain two fire
extinguishers within each rental space. No retail sales of goods or services will be allowed as this is a storage facility
use (S-1) not a business use (B). Repair of personal vehicles will be allowed within a given rental space, but
specifically prohibited on all parking lots or drives.
This property will be equipped with surveillance equipment to maintain a high level of security for tenants without the
need of perimeter fencing or access gates. Signage for the project will be limited to rental unit identification only
located above the service door to each rental unit; no other signage will be allowed.
Garages Too has contacted adjacent residential land owners adjoining to the north and east boundaries of the
existing parcel. Garages Too proposes landscape improvements at select locations on some adjoining properties
that will result in enhanced screening of the proposed development. Garages Too also proposes a lot line
adjustment with cooperation of the adjoining residential land owner at the northeast corner of the existing property.
The existing residential lot (6315 Horseshoe Bend Drive) is owned by Benjamin and Mercedes Elsen and they are
supportive of the lot line adjustment and replat of their lot. The existing lot has an existing home, garage, and other
residential improvements. The home, garage, and driveway as currently configured on the existing lot provides
minimal rear yard and side yard spaces. The replat and increased lot area would provide additional rear/side yard
space which would be beneficial to the residential lot.
Programming / CUP Standards
Business model research revealed area market needs in the leasing of large volume storage spaces. This was
evident in the West Metro of Hennepin County for small service-oriented businesses as well as certain private
individuals. To meet this market need the Project has been designed with the following features:
1) Four Total Structures- development proposes four (4) stand-alone buildings to maximize
development in most efficient manner (identified as Buildings “A” thru “D”); all buildings are non-
sprinkled (NS)
Project Development Narrative
New Storage Facility by Garages Too, LLC
22400 State Highway 55
Corcoran, Minnesota
07/08/2021
Page 2
2) Buildings “B”, “C” and “D” have been technically divided into two separate fire areas through the
use of a 3-hour fire resistance rated wall assembly meeting the requirements of the 2020
Minnesota State Building Code; their designation is shown as “B1” / “B2”, “C1” / “C2” and “D1” /
“D2”.
3) Reason for this division for buildings “B”, “C” and “D” is to comply with the building code for
buildings of the indicated size supporting S-1 Moderate Hazard use of these spaces (see
Building Area Calculations on sheet #PR-1).
4) Building “A” Signature Unit- storage unit with special features identifying it as the main focal point
of project (includes the common facility maintenance space)
5) Typical Rental Unit
a) Large Warehouse Space- 12’ x 12’ high overhead door; 60’ to 70’ depth for large items
b) Electrical Service- 200amp with separate / individual meters
c) Heating System- ceiling mounted individual direct-fired natural gas heaters for each unit
Site Development
The existing 20 foot wide access drive will be upgraded to a 24 foot wide road to provide access to the facility. An
access easement exists to allow site access from Highway 55. No change to Highway 55 is anticipated other than
connected to the wider access road. No turn lane improvements are required for Highway 55 as this facility will
generate only 20 trips per day far below the 100 daily trips threshold required for any new turn lane1. Chapter 3 of
Mn/DOT Access Management Manual includes a series of requirements or warrants when considering design criteria
for its roadway system2. None of the 9 warrants listed are triggered by this project. Four separate buildings are
served by bituminous paving. Surface storm water will be collected and routed to a storm water management basin
on-site with discharge on-grade. The discharge point is protected with rip-rap to address erosion. No exterior storage
of any kind is allowed on the property.
Landscape Design
Landscape design is proposed that is reasonable and appropriate for the proposed development.
Tree plantings are proposed with a variety of coniferous and deciduous trees with a quantity that exceeds the city
requirement based on building square footage by code 1060.070.2.G.2. Tree plantings are proposed along the north
and east sides of the site to provide buffer screening from adjacent residential properties. Existing trees in the
southern portion of the east boundary are proposed to remain to the extent possible. Adjacent properties to the west
and south are zoned I-1 Light Industrial and future like kind uses are anticipated. Trees are proposed along the
south side of the site with a typical spacing of 50 ft. Trees are not proposed along the west boundary due to
topography and retaining wall issues.
Shrub plantings are proposed along select building walls that have primary visibility from adjacent residential
properties. Shrub plantings are proposed along the east and north walls of Building A, and on the east wall of
Building C. The total number of shrubs proposed is less than the calculation result based on building square footage
required by code 1060.070.2.G.2. The number of shrubs proposed does exceed the calculation result based on site
perimeter required by code 1060.070.2.G.2.
Building Construction
Project Development Narrative
New Storage Facility by Garages Too, LLC
22400 State Highway 55
Corcoran, Minnesota
07/08/2021
Page 3
Project consists of four (4) masonry structures, using decorative masonry units for all exterior
walls and wood roof trusses with asphalt shingle roofing, pre-finished metal fascia, and soffits;
14’-0” truss bearing height, pre-finished doors and windows (see attached Drawings);
Building “A”– 5 individual rental units; the signature design feature is finished with stone veneer
base and stone cap, lap siding and trim; includes the Facility Maintenance space required for
ordinary repairs and upkeep of the buildings and grounds.
Building “B” Fire Area “B1” – 7 individual rental units;
Building “B” Fire Area “B2” – 6 individual rental units;
Building “C” Fire Area “C1” – 6 individual rental units;
Building “C” Fire Area “C2” – 5 individual rental units;
Building “D” Fire Area “D1” – 6 individual rental units;
Building “D” Fire Area “D2” – 2 individual rental units;
Total Individual Rental Units – 37
No outdoor / exterior storage is allowed at any time.
Variances Standards
Variance #1- 6315 Horseshoe Bend Drive (proposed Lot 2): Residential Lot Size and Width
The project proposes to replat the existing residential lot (Lot 4, Block 2, Schnell’s Highland Acres 2nd
Addition) with additional land resulting in an increased residential lot area.
Variance is needed to the lot area and lot width standards of current zoning designation UR Urban Reserve
for the residential lot. UR zoning requires a minimum 20 acre lot area and minimum 300 ft lot width.
The existing lot is a legal non-conforming lot since it does not confirm to current UR zoning lot area or lot
width standards. The lot was of record prior to adoption of the current UR zoning standards.
The existing lot area is 1.67 acres. The replat will result in a lot area of 2.12 acres (increase of 0.45 acres).
No change is proposed to the existing lot width which is approximately 280 ft at Horseshoe Bend Drive.
No change is proposed to current access to the lot which is off of Horseshoe Bend Drive.
No access will be provided from the 2240 State Highway 55 property as part of the replat.
The lot line modification provided by the plat is beneficial to the properties included in the plat.
There are no negative impacts to adjoining properties.
The proposed land use is consistent with the comprehensive plan.
Variance #2- 22400 State Highway 55 (proposed Lot 1): Industrial Lot Width and Front Setback
This existing lot of record has no frontage on a public street. This is an existing condition not created by the
owner.
Variance is needed to the required 100 ft lot width and building setback standards of proposed I-1 Light
Industrial zoning since the existing lot (and resulting platted lot) has no frontage on a public street.
The lot width requirement and front setback requirement cannot be met for proposed Lot 1 as there is no
public street adjoining the property.
City staff has clarified that the front is determined to be the lot line where access is provided (south).
The project does propose building locations that provide a minimum 50 ft building setback from the south,
north, and east lot lines. Since the south lot line is interpreted to be the front, the project does provide a 50 ft
setback from the interpreted front (south).
There are no negative impacts to adjoining properties.
Project Development Narrative
New Storage Facility by Garages Too, LLC
22400 State Highway 55
Corcoran, Minnesota
07/08/2021
Page 4
The proposed land use is consistent with the comprehensive plan.
Variance #3- 22400 State Highway 55: Parking and Drive Aisle Setback to South Property Line
This existing lot of record has no frontage on a public street. This is an existing condition not created by the
owner.
City staff has clarified that the front is determined to be the lot line where access is provided (south).
Variance is needed to the required parking and drive aisle 50 ft setback from front for I-1 zoning.
Sufficient driveway and maneuvering space is needed for fire/safety access to all buildings and circulation
within the site.
Sufficient driveway and maneuvering space is needed to access the building tenant spaces from the south.
The project does propose curb setback at 10 ft from south lot line.
Adjacent property to the south is I-1 zoned property. Future development of the adjacent property would
allow for curb at 10 ft from the same lot line.
Compliance with the required 50 ft setback is not practical, would result in an inefficient use of land, and
would not provide acceptable fire/safety access.
There are no negative impacts to adjoining properties.
The proposed land use is consistent with the comprehensive plan.
Variance #4- 22400 State Highway 55: Municipal Services requirement waiver
The property is located in the Metropolitan Urban Service Area (MUSA) and is in stage 2030-2035 of the
Sanitary Sewer Plan.
Since the site is located inside of the MUSA boundary, city code requires it to be developed with sewer and
water.
Variance is needed to the requirement for municipal services.
The proposed use (interior storage) of the project does not need municipal sanitary sewer or municipal
water services.
No office or bathroom facilities will be provided within tenant spaces.
There are no negative impacts to adjoining properties.
The proposed land use is consistent with the comprehensive plan.
Footnotes:
1 Tod Sherman Email, dated 12-14-20 (attached)
Tod Sherman, Planning Director
Office of Planning, Program Management and Transit
1500 West County Road B-2
Roseville, MN 55113
(651) 234-7794
Tod.sherman@state.mn.us
2 Mn/DOT Access Management Manual – Chapter 3
Section 3.4.9 Turn Lanes
http://www.dot.state.mn.us/accessmanagement/resources.html
PROJECT LOCATIONSITEMINNESOTA
GARAGES TOO CORCORAN
SITE IMPROVEMENT PROJECT
CORCORAN, MN
CITY OF CORCORAN, MNHENNEPIN COUNTY
SIT
E
SITE
SITE
C0
State Hi
g
h
w
a
y
N
o
.
5
5
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
Ho
r
s
e
s
h
o
e
B
e
n
d
D
r
.Private Drive
PROJECT LOCATION
SURVEY DATA
EXISTING PROPERTY DESCRIPTIONS
LEGEND:
SITE PLAN NOTES
C1
SITE DATA:
GENERAL NOTES
SETBACKS:
KEY NOTES:
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
MINIMUM LOT REQUIREMENTS
PROPOSED LEGAL DESCRIPTIONS
FILTRATION
BASIN
100 YR=1035.1
BOTTOM=1031.5
PRETREATMENT
BASIN
100 YR=1035.1
NWL=1032.0
C2
LEGEND:
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
SURVEY DATA
FILTRATION BASIN
100 YR=1035.1
BOTTOM=1031.5
PRETREATMENT
BASIN
100 YR=1035.1
NWL=1032.0
C3
LEGEND:
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
SURVEY DATA
C4
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
SURVEY DATA
LEGEND:
SEE SITE DEVELOPMENT
PLANS C1, C2 & C3
SURVEY DATA
PROJECT LOCATION
EXISTING PROPERTY DESCRIPTION
C5.1
EROSION CONTROL INSTALLATION SCHEDULE
EROSION CONTROL NOTESEROSION CONTROL MAINTENANCE SCHEDULE
VEGETATION GROUND COVER SCHEDULE
SWPP NARRATIVE
POLLUTION PREVENTION NOTES
RESPONSIBLE PARTY
DESIGN CALCULATIONS
SWPPP Designer:
Owner: Garages Too, LLC
Contractor:
Manager:
EROSION CONTROL QUANTITIES:
TOTAL SITE DATA:
LEGEND:
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
FILTRATION BASIN NOTES
MATCH LINE "A"
MATCH LINE "B"
C5.2
LEGEND:
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
SURVEY DATA
PROJECT LOCATION
EXISTING PROPERTY DESCRIPTION
MATCH LINE "A"
MATCH LINE "B"
H
O
R
S
E
S
H
O
E
B
E
N
D
D
R
I
V
E
C6.1
LEGEND: DEMOLITION NOTES
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
SURVEY DATA
EXISTING PROPERTY DESCRIPTION
MATCH LINE
C6.2
LEGEND:
DEMOLITION NOTES
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
SURVEY DATA
EXISTING PROPERTY DESCRIPTION
MATCH LINE
C7.1
CONCRETE PAVEMENT - LIGHT DUTY
(PRIVATE SIDEWALK)BITUMINOUS PAVEMENT CONCRETE PAVEMENT - HEAVY DUTY
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
CONCRETE VALLEY GUTTER
C7.2
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
POND OUTLET CONTROL
STRUCTURE OCS-1
FILTRATION BASIN GENERAL NOTES:CLAY LINER CRITERIA (Per MPCA Gudelines)
·
·
·
·
·
·
·
C8
INDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN305 Lakeview Ave.
Tonka Bay, MN 55331
Craig Scherber
612-810-8400
GARAGES
TOO, LLC
BUILDING SETBACK LINEBUILDING AREA CALCULATIONS:BLDG "A"BLDG "B"BLDG "C"BLDG "D"W = [ (130*30) + (70*30) + (130*30) + (70*20) ] / 400W = 28.25If = [ (400 / 400) - 0.25 ] * 28.25 / 30If = 0.7063 or 70.63%Type of Construction: V-B"S1": AREAal = 9000 + (9000*0.7063) or 15358 sf"S1": AREAac = 9285 sf ... PASSESW = [ (270*30) + (60*0) + (270*30) + (60*30) ] / 600W = 30If = [ (600 / 660) - 0.25 ] * 30 / 30If = 0.659 or 65.90%Type of Construction: III-B"S1": AREAal = 17500 + (17500*0.659) or 29032 sf"S1": AREAac = 18506 sf ... PASSESW = [ (330*30) + (70*30) + (330*30) + (70*30) ] / 800W = 30If = [ (800 / 800) - 0.25 ] * 30 / 30If = 0.75 or 75%Type of Construction: III-B"S1": AREAal = 17500 + (17500*0.75) or 30625 sf"S1": AREAac = 9973 sf ... PASSESW = [ (240*20) + (60*30) + (240*30) + (60*30) ] / 600W = 26If = [ (600 / 600) - 0.25 ] * 26 / 30If = 0.649 or 64.90%Type of Construction: III-B"S1": AREAal = 17500 + (17500*0.649) or 28857 sf"S1": AREAac = 14400 sf ... PASSESW = (L1 * w1 + L2 * w2 + L3 * w3 + L4* w4) / F ... equation 5-4If = [ F / P - 0.25 ] W / 30 ... equation 5-5BUILDING "C"6 UNITS (10800 sf)60' x 180'FFE: 1043.00BUILDING "C"5 UNITS (9000 sf)60' x 150'FFE: 1045.00BUILDING "D"8 UNITS (14400 sf)60' x 240'FFE: 1046.50BUILDING "B"7 UNITS (9973 sf)60' x 20'70' x 125'FFE: 1043.00BUILDING "B"6 UNITS (8573 sf)60' x 20'70' x 105'FFE: 1045.00BUILDING "A"5 UNITS (9285 sf)60' x 150'+FFE: 1043.00FIRE BARRIERFIRE BARRIERSTORM WATER MANAGEMENT PONDSSUMMARY:OCCUPANCY (ALL BUILDINGS) S-1 MODERATE HAZARDFIRE SUPPRESSION SYSTEM NO SPRINKLERING OF ANY OF THE PROPOSED BUILDINGSFIRE BARRIERS REQUIRED @ 3-HR FIRE RESISTANCE RATINGBUILDINGS "B", "C" & "D" 12,000sf MAXIMUM FIRE AREAFDC (150' HOSE REQUIREMENT) SHOWN @ BUILDINGS "C" & "D"(DRY LINE ONLY PROVIDING ACCESS TO REAR OF BUILDING)FIRE BARRIERFIRE AREA "D1"10800 sfFIRE AREA "D2"3600 sfFIRE AREA "C1"10800 sfFIRE AREA "C2"9000 sfFIRE AREA "B1"9973 sfFIRE AREA "B2"8573 sfR 150' - 0"R 150' - 0"R 150' - 0"R 1 50' - 0"FDC (DRY)FDC (DRY)FDC (DRY)FDC (DRY)RETAINING WALLBUILDING "D"BUILDING "B2"BUILDING "B1"3-HR FIRE WALLBUILDING "A"010 20 40 70010 20 40 70Scale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.comAs indicatedPR-1SITE DEVELOPMENTCONCEPT (37 UNITS)20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEW# Description DateNORTHSOUTH VIEW of PROPOSED DEVELOPMENTSITE DEVELOPMENT PLAN121CITY REVIEW UPDATES7-2-2021
5PR-4COMMON SPACE(FACILITY MAINTENANCE)520 sfUNIT #A-11861 sfUNIT #A-21843 sfUNIT #A-31800 sfUNIT #A-41800 sfUNIT #A-51800 sfTYPICAL WALL SECTION(ALL BUILDINGS)CONCRETE APRONCONCRETE PATIOCOLUMN PIERS (2) @ COVERED ENTRYTYPICAL DEMISING WALL * 1-HR FIRE RESISTANCE RATING (FLOOR TO CEILING) * DRAFT STOP TO ROOF DECK PER CODE5 UNITS @ 30'-0"150' - 0"9' - 7"60' - 0"25' - 11"4' - 2"BUILDING "A" TOTAL LENGTH: 159' - 5"UNIT #B-11203 sfUNIT #B-21404 sfUNIT #B-31400 sfUNIT #B-41400 sfUNIT #B-51400 sfUNIT #B-61400 sfUNIT #B-71750 sfUNIT #B-81750 sfUNIT #B-91400 sfUNIT #B-101400 sfUNIT #B-111400 sfUNIT #B-121404 sfUNIT #B-131203 sfBUILDING "B" TOTAL LENGTH: 270' - 0"70' - 0"5' - 0"5' - 0"5' - 0"5' - 0"BUILDING "B-1" TOTAL WIDTH: 70' - 0"6 UNITS @ 20'-0"120' - 0"25' - 0"BUILDING "B-1" TOTAL LENGTH: 145' - 0"BUILDING "B-2" TOTAL LENGTH: 125' - 0"5 UNITS @ 20'-0"100' - 0"25' - 0"3-HR FIRE RESISTANCERATED MASONRY WALLTYPICAL DEMISING WALL * SEE BLDG "A"TYPICAL SERVICEDOOR 3' x 7'TYPICAL OHD12' x 12'PROTECTIVE BOLLARDPROTECTIVE BOLLARDPROTECTIVE BOLLARDPROTECTIVE BOLLARDCONCRETE APRONLANDSCAPE ISLANDLANDSCAPE ISLANDFIRE AREA "B1"9973 sfFIRE AREA "B2"8573 sf010 20 40 70010 20 40 70Scale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.comAs indicatedPR-2FLOOR PLANSBUILDINGS "A" & "B"20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEWNORTH# Description DateFLOOR PLAN - BUILDING "A"FLOOR PLAN - BUILDING "B"12TOTAL AREA: 9285 sfTOTAL AREA "B-1": 9973 sfTOTAL AREA "B-2": 8573 sfENTRY VIEW (daylight)ENTRY VIEW (evening)1 CITY REVIEW UPDATES 7-2-2021
UNIT "C-1"1800 sfUNIT "C-2"1800 sfUNIT "C-3"1800 sfUNIT "C-4"1800 sfUNIT "C-5"1800 sfUNIT "C-6"1800 sfUNIT "C-7"1800 sfUNIT "C-8"1800 sfUNIT "C-9"1800 sfUNIT "C-10"1800 sfUNIT "C-11"1800 sfBUILDING "C" TOTAL LENGTH: 330' - 0"4 UNITS @ 30'-0"BUILDING "C-2" TOTAL LENGTH: 149' - 8"7 UNITS @ 30'-0"BUILDING "C-1" TOTAL LENGTH: 180' - 4"60' - 0"10' - 0"10' - 0"3-HR FIRE RESISTANCERATED MASONRY WALLCONCRETE APRONTYPICAL OHD12' x 12'TYPICAL SERVICE DOOR3' x 7'LANDSCAPE ISLANDTYPICAL WINDOW48" x 24" AWNINGTYPICAL DEMISING WALL * SEE BLDG "A"FDC DRY LINE FORREAR ACCESSFDC DRY LINE FORREAR ACCESS2-1/2" DRY LINE CONCEALEDIN DEMISING WALL- PITCHPIPE TO DRAINFIRE AREA "C2"9000 sfFIRE AREA "C1"10800 sf8 UNITS @ 30'-0"TOTAL BUILDING "D" LENGTH: 240' - 0"60' - 0"UNIT #D-11800 sfUNIT #D-21800 sfUNIT #D-31800 sfUNIT #D-41800 sfUNIT #D-51800 sfUNIT #D-61800 sfUNIT #D-71800 sfUNIT #D-81800 sfCONCRETE APRONTYPICAL OHD12' x 12'TYPICAL SERVICE DOOR3' x 7'TYPICAL WINDOW48" x 24" AWNINGTYPICAL DEMISING WALL * SEE BLDG "A"FDC DRY LINE FORREAR ACCESSFDC DRY LINE FORREAR ACCESS2-1/2" DRY LINE CONCEALEDIN DEMISING WALL- PITCHPIPE TO DRAIN3-HR FIRE RESISTANCERATED MASONRY WALLFIRE AREA "D1"10800 sfFIRE AREA "D2"3600 sf010 20 40 70010 20 40 70Scale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.com3/32" = 1'-0"PR-3FLOOR PLANSBUILDINGS "C" & "D"20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEW# Description DateNORTHNORTHFLOOR PLAN - BUILDING "C"FLOOR PLAN - BUILDING "D"12TOTAL AREA "C-1": 12,600 sfTOTAL AREA "C-2": 7,200 sfTOTAL "D": 14,400 sf1 CITY REVIEW UPDATES 7-2-2021
PROTECTIVE BOLLARDMASONRY SILL(WAINSCOTE COLOR)ROCK FACE CMU(FIELD COLOR)ASPHALT SHINGLEROOFING SYSTEMPRE-FINISHED METALFASCIA (FLAT)OHD (PAINT SOFT GRAY)SERVICE DOOR(PAINT SOFT GRAY)ROCK FACE CMU(WAINSCOTE COLOR)DECORATIVE FIXED WINDOWw/ PRE-FINISHED METAL TRIM"3-STEP" PRE-FINISHED METAL FASCIA @ SIGNATURE UNITDECORATIVE COLUMN w/STONE PIERS & CAPWALL LIGHTWALL LIGHTDOOR TRIMLAP SIDING (PAINT)SOFFIT BOXES (PAINT)912PROTECTIVE BOLLARDROCK FACE CMU(FIELD COLOR)ROCK FACE CMU(WAINSCOTE COLOR)TYPICAL AWNING WINDOW(PRE-FINISHED CLAD UNIT)PRE-FINISHED METALFASCIA (FLAT)MASONRY SILL(WAINSCOTE COLOR)PRE-FINISHED METAL FASCIA("3-STEP")LAP SIDING (PAINT)912PRE-FINISHED METAL FASCIA (FLAT)ROCK FACE CMU(FIELD COLOR)ROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILLLAP SIDING @ UPPER GABLE END WALLS (PAINT)ASPHALT SINGLE ROOFING SYSTEM"3-STEP" FASCIADECORATIVE POST & BASEDOOR TRIM(PAINT)612612EQ EQBUIDLING "A" HEIGHT21' - 10"612612PRE-FINISHED METAL FASCIA (FLAT)LAP SIDING @ UPPER GABLE END WALLS (PAINT)ASPHALT SINGLE ROOFING SYSTEM"3-STEP" FASCIADECORATIVE POST & BASEROCK FACE CMU(FIELD COLOR)ROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILLWALL FOOTING12" CMU FOUNDATION WALLFINISHED GRADE10" ROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILL (WAINSCOTE COLOR)8" ROCK FACE CMU(FIELD COLOR)PRE-FINISHED METAL FASCIAPRE-FINISHED METAL SOFFITASPHALT SHINGLE ROOFING SYSTEMPRE-ENGINEERED WOOD ROOF TRUSSESTYPICAL BEARING WALL HEIGHT14' - 0"61201234550510 20 400510 20 400510 20 400510 20 40Scale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.comAs indicatedPR-4EXTERIOR ELEVATIONS(BUILDING "A")20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEW# Description DateSOUTH ELEVATION - BUILDING "A"NORTH ELEVATION - BUILDING "A"EAST ELEVATION - BUILDING "A"WEST ELEVATION - BUILDING "A"TYPICAL WALL SECTION123451 CITY REVIEW UPDATES 7-2-2021
PROTECTIVE BOLLARDROCK FACE CMU(FIELD COLOR)METAL FASCIA (FLAT)ASPHALT SHINGLEROOFING SYSTEMTYPICAL SERVICE DOOR(PAINT "SOFT GRAY")TYPICAL OHD(PAINT "SOFT GRAY")ROOF STEP @ FIRE WALLROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILL(WAINSCOTE COLOR)PROTECTIVE BOLLARDSTEP IN ROOF @ END UNITSPROTECTIVE BOLLARDROCK FACE CMU(FIELD COLOR)METAL FASCIA (FLAT)ASPHALT SHINGLEROOFING SYSTEMTYPICAL SERVICE DOOR(PAINT "SOFT GRAY")TYPICAL OHD(PAINT "SOFT GRAY")ROOF STEP @ FIRE WALLROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILL(WAINSCOTE COLOR)PROTECTIVE BOLLARDSTEP IN ROOF @ END UNITS612612PRE-FINISHED METAL FASCIA (FLAT) @ ROOF (BEYOND)PRE-FINISHED METAL FASCIA (FLAT) @ END GABLE .ROCK FACE CMU (FIELD COLOR)PROTECTIVE BOLLARDROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILL(WAINSCOTE COLOR)LAP SIDING (PAINT)EQEQBUILDING "B" HEIGHT23' - 8"612612PRE-FINISHED METAL FASCIA (FLAT) @ ROOF (BEYOND)PRE-FINISHED METAL FASCIA (FLAT) @ END GABLE .ROCK FACE CMU (FIELD COLOR)PROTECTIVE BOLLARDROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILL(WAINSCOTE COLOR)LAP SIDING (PAINT)010 20 40 70010 20 40 70010 20 40 70010 20 40 70Scale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.com1" = 10'-0"PR-5EXTERIOR ELEVATIONS(BUILDING "B")20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEW# Description DateSOUTH ELEVATION - BUILDING "B"1NORTH ELEVATION - BUILDING "B"2EAST ELEVATION - BUILDING "B"3WEST ELEVATION - BUILDING "B"41 CITY REVIEW UPDATES 7-2-2021
TYPICAL SERVICE DOOR(PAINT "SOFT GRAY")ROOF STEPS @ FIRE BARRIERFDC DRY LINE FORREAR ACCESS612612PRE-FINISHED METAL FASCIA (FLAT) @ ROOF (BEYOND)PRE-FINISHED METAL FASCIA (FLAT) @ END GABLE .ROCK FACE CMU (FIELD COLOR)MASONRY SILL OVERROCK FACE WALL(WAINSCOTE COLOR)LAP SIDING (PAINT)EQ EQBUILDING "C" HEIGHT23' - 6"612612PRE-FINISHED METAL FASCIA (FLAT) @ ROOF (BEYOND)PRE-FINISHED METAL FASCIA (FLAT) @ END GABLE .ROCK FACE CMU(WAINSCOTE COLOR)MASONRY SILL(WAINSCOTE COLOR)LAP SIDING (PAINT)010 20 40 70010 20 40 70010 20 40 70010 20 40 70MASONRY SILLROCK FACE CMUROCK FACE CMUMETAL FASCIAASPHALT SHINGLE ROOFING SYSTEMTYPICAL OHD(PAINT "SOFT GRAY")MASONRY SILLROCK FACE CMUROCK FACE CMUMETAL FASCIAASPHALT SHINGLE ROOFING SYSTEMROOF STEPS @FIRE BARRIERTYPICAL CLAD AWNINGWINDOW UNITFDC DRY LINE FORREAR ACCESSScale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.com1" = 10'-0"PR-6EXTERIOR ELEVATIONS(BUILDING "C")20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEW# Description DateSOUTH ELEVATION - BUILDING "C"1NORTH ELEVATION - BUILDING "C"2EAST ELEVATION - BUILDING "C"3WEST ELEVATION - BUILDING "C"41 CITY REVIEW UPDATES 7-2-2021
010 20 40 70010 20 40 70010 20 40 70010 20 40 70TYPICAL SERVICE DOOR(PAINT "SOFT GRAY")TYPICAL OHD(PAINT "SOFT GRAY")ROCK FACE CMU(WAINSCOTE COLOR)PRE-FINISHED METAL FASCIA (FLAT)ROCK FACE CMU (FIELD COLOR)MASONRY SILL (WAINSCOTE COLOR)ASPHALT SHINGLE ROOFING SYSTEMFDC DRY LINE FORREAR ACCESSASPHALT SHINGLE ROOFING SYSTEMPRE-FINISHED METAL FASCIA (FLAT)ROCK FACE CMU (FIELD COLOR)TYPICAL CLAD AWNINGWINDOW UNITFDC DRY LINE FORREAR ACCESSROCK FACE CMUMASONRY SILLROCK FACE CMUPRE-FINISHED METAL FASCIA (FLAT)LAP SIDING (PAINT)CONCRETE / MASONRYRETAINING WALLEQ EQBUILDING "D" HEIGHT21' - 7"612612ROCK FACE CMUMASONRY SILLROCK FACE CMUPRE-FINISHED METAL FASCIA (FLAT)LAP SIDING (PAINT)CONCRETE / MASONRYRETAINING WALLScale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.com3/32" = 1'-0"PR-7EXTERIOR ELEVATIONS(BUILDING "D")20-004New Storage Facility forGARAGES TOO LLCAPR 20, 2021SDKHighway 55 - Corcoran, MnSITE PLAN REVIEW# Description DateSOUTH ELEVATION - BUILDING "D"1NORTH ELEVATION - BUILDING "D"2EAST ELEVATION - BUILDING "D"3WEST ELEVATION - BUILDING "D"41 CITY REVIEW UPDATES 7-2-2021
MATERIALS DISPLAY BOARDNEW STORAGE FACILITY -GARAGES TOO , LLC0$18)$&785('6721(9(1((5&21&5(7(6721(6,//7<3,&$/75,0/$36,',1*62)),7)$6&,$75,067(363(&,$/)$6&,$29(5+($''225$63+$/76+,1*/(652&.)$&(&21&5(7(%/2&. :$,16&27(&21&5(7(6,//52&.)$&(&21&5(7(%/2&. ),(/'62)),7)$6&,$75,0&28175</('*(6721(:+($721%/(1' &8/785('6721(Z0,;('$&&(176,17(*5$/&2/25('&$67&21&5(7(6,//RU1$785$/&876721(6,///360$576,'(75,0 3$,17('6+(5:,1:,//,$066: 385(:+,7( /360$576,'(6,',1* 3$,17('6+(5:,1:,//,$066: /,*+7)5(1&+*5$< 35(),1,6+('%<29(5+($''225&203$1<25,76(48,9$/(17 ),1,6+('720$7&+6+(5:,1:,//,$066: 385(:+,7( /360$576,'(75,0 3$,17('6+(5:,1:,//,$066: 385(:+,7( :5$33('Z35(),1,6+('0(7$/720$7&+62)),762:(16&251,1*'85$7,21 $0%(5:5$33('Z35(),1,6+('0(7$/720$7&+62)),76,17(*5$/&2/25('81,76%<5&3%/2&. %5,&.25,76(48,9$/(17&$67/(*5(<&$67&21&5(7(6,//Z,17(*5$/&2/25720$7&+:$,16&27(,17(*5$/&2/25('81,76%<5&3%/2&. %5,&.25,76(48,9$/(17&+$5&2$/
WKP WAL-PAK
27, 32 and 46W
LED
WALL MOUNT LUMINAIRE
S treetworks
The Streetworks Wal-Pak Series of wall luminaires provides traditional
architectural style with high performance energy efficient illumination.
Rugged die-cast aluminum construction, stainless steel hardware
along with a sealed and gasketed optical compartment make the Wal-
Pak virtually impenetrable to contaminants. IP66 Rated. UL and cUL
wet location listed. The Wal-Pak wall luminaire is ideal for pathway
illumination, building entrances, vehicle ramps, schools, tunnels,
stairways and loading docks.
DESCRIPTIO N
SPECIFICATION FEATURES
Housing
Rugged one-piece die-cast
aluminum housing and hinged,
removable die-cast aluminum
door. One-piece silicone gasket
seals the optical chamber. UL
1598 wet location listed and
IP66 ingress protection rated.
Not recommended for car wash
applications.
Electrical
LED driver and related electrical
components are hard mounted to
the die-cast housing for optimal
heat sinking and operating
efficiency. Wiring is extended
through a silicone gasket at the
back of the housing. Three 1/2”
threaded conduit entry points allow
for thru-branch wiring. LED thermal
management system incorporates
both conduction and natural
convection to transfer heat rapidly
away from LED source. Integral
LED electronic driver incorporates
internal fusing designed to
withstand a 6kV surge test and is
Class 2 rated for 120-277V with
an operating temperature of -40º
to 55ºC. Wal-Pak LED systems
maintain greater than 93% of the
initial light output after 72,000
hours of operation.
O ptical
Highly reflective anodized
aluminum reflectors provide high
efficiency illumination. Optical
assemblies include impact resistant
borosilicate refractive glass,
and full cutoff IESNA compliant
configurations. Patented, solid
state LED luminaires are thermally
optimized with three lumen
packages.
D oor Assembly
Single point, captive stainless steel
hardware secures the removable
hinged door allowing for ease of
installation and maintenance. Door
assembly is hinged at the bottom
for easy removal and installation.
Finish
Finished in five-stage super TGIC
polyester powder coat paint, 2.5
mil nominal thickness for superior
protection against fade and
wear. Standard color is bronze.
Additional colors available in white,
grey, bronze, black, dark platinum
and graphite metallic. Consult your
lighting representitive at Cooper
Lighting Solutions for a complete
selection of standard colors.
Efficiency Standards Notice
Select luminaires are manufactured
to USA and California efficiency
regulations.
C ERTIFICATIO N DATA
UL and cUL Wet Location Listed
IP66 Rated
40°C Maximum Ambient Temperature
External Supply Wiring 90°C Minimum
Title 20 Compliant
LM79 / LM80 Compliant
E NERG Y DATA
120-277V 50/60Hz
SHIPPING DATA
Approximate Net Weight:
32-42 lbs. (15-19 kgs.)
16-5/8" [422mm]
Small 11-3/8" [290mm]Small 15" [381mm]
10"
[254mm]
16-5/8" [422mm]
10"
[254mm]
BOROSILICATE GLASS DOOR FULL CUTOFF DOOR
DIMENSIONS
Catalog #Type
Date
Project
Comments
Prepared by
TD514004EN
May 24, 2021 4:56 PM
WKP6BLEDEDFC-7040
7-2-2021
Garages Too LLC
Full light cutoff
SDK Architects LLC
LUMEN MAINTENANCECURRENT DRAW
WKP WAL-PAK
LUMEN MULTIPLIER
O RDERING INFO RMATION
P O WER AND LUMENS
TD514004EN
May 24, 2021 4:56 PM
page 2
Sample Number: WKP3BLEDEUGL
Product Family Lamp Wattage 1 Lamp Ty pe Driver Type Voltage 2 Door/Lens TypeColor
WKP=Wal-Pak LED
3B=(3 Package), 27W
4B=(4 Package), 32W
6B=(6 Package), 46W
LED=Solid State Light
Emitting Diodes
E=Electronic LED
Dimming (0-10V)
Driver
9=347V 3
8=480V 3
U=Universal (120-277V)
GL=Borosilicate Glass Door
FC=Full Cutoff Door
AP=Grey
BZ=Bronze
BK=Black
WH=White
Options (Add as Suffix)Accessories (Order Separately)
7030=70 CRI / 3000K CCT
7040=70 CRI / 4000K CCT
5=Non NEMA Photocontrol (Must Specify Voltage)
B=Two-Position Terminal Block
WG/WPGL=Wire Guard Borosilicate Glass Lens Door
WG/WPFC=Wire Guard Full Cutoff Door
TR/WP=Tamper-resistant Screw and Bit
VS/WPGL=Polycarbonate Vandal Shield for Borosilicate Glass Lens Door
NOTES:
1. LED packages based on 70 CRI / 5000K package at 25°C ambient.
2.105°C Rated wire required for thru-branch wiring. Thru-branch wiring is rated for 40°C. Higher wattage thru-branch wiring is rated for use in 25°C ambient operating environments.
3.Not available with thru-branch wiring. LED will be supported with integral step down transformer.
Catalog Number Lumens Power Consumption
(Watts)B.U.G. Rating
Correlated
Color Temperature
CCT (Kelvin)
Color
Rendering Index
(CRI)
Borosilicate Glass Door (GL)
WKP3BLEDEDGL-7040 3,270 27W B1-U3-G1 4000K 73
WKP4BLEDEDGL-7040 4,160 32W B1-U3-G2 4000K 73
WKP6BLEDEDGL-7040 5,828 46W B1-U4-G4 4000K 73
WKP3BLEDEDGL 3,333 27W B1-U3-G1 5000K 72
WKP4BLEDEDGL 4,199 32W B1-U3-G3 5000K 73
WKP6BLEDEDGL 5,883 46W B1-U4-G4 5000K 73
Full Cutoff Door (FC)
WKP3BLEDEDFC-7040 1,884 27W B1-U0-G1 4000K 72
WKP4BLEDEDFC-7040 2,239 32W B1-U0-G1 4000K 73
WKP6BLEDEDFC-7040 3,137 47W B1-U0-G1 4000K 73
WKP3BLEDEDFC 1,912 27W B1-U0-G1 5000K 72
WKP4BLEDEDFC 2,279 32W B1-U0-G1 5000K 73
WKP6BLEDEDFC 3,192 46W B1-U0-G1 5000K 73
Ambient
Temperature Lumen Multiplier
10°C 1.07
15°C 1.04
25°C1 1.00
40°C0 0.94
Ambient
Temperature
TM-21 Lumen
Maintenance
(72,000 Hours)*
Theoretical L70
(Hours
25°C> 93%>340,000
40°C>92%>316,000
*Per TM-21 data.
Light Engine 3B 4B 6B
Nominal Power (Watts)r 27W 32W 46W
Input Current @ 120V (A)0.24 0.28 0.40
Input Current @ 208V (A)0.14 0.18 0.2 3
Input Current @ 240V (A)0.13 0.15 0.20
Input Current @ 277V (A)0.11 0.13 0.18
Input Current @ 347V (A)0.09 0.11 0.15
Input Current @ 480V (A)0.10 0.12 0.14
Specifications and
dimensions subject to
change without notice.
Cooper Lighting Solutions
1121 Highway 74 South
Peachtree City, GA 30269
P: 770-486-4800
www.cooperlighting.com
Project Catalog # Type
Prepared by Notes Date
PS517008EN page 1
April 6, 2021 4:55 PM
Top Product Features
•Lumen output in 1500, 2000, 3000, 4000, 6000, 8000 lm
•Color temperature in 2700K, 3000K, 3500K, 4000K CCT
•CRI in 80 CRI or 90 CRI
•Reflector distributions in Narrow, Medium, Wide, and Wall Wash with rotatable linear spread lens
•Reflector finishes in Specular clear, semi-specular (haze), matte white, black baffle, and white baffle finishes
Interactive Menu
•Order Information page 2
•Product Specifications page 3
•Photometric Data page 4
•Energy & Performance Data page 6
•Connected Systems page 7
•Product Warranty
Dimensional and Mounting Details Scale
HC8 | HM8 | 81
8-inch downlight and wall wash
1500 lm
9’ [2.7m]
2000 lm
10’ [3.0m]
3000 lm
14’ [4.3m]
4000 lm
16’ [4.9m]
6000 lm
18’ [5.5m]
8000 lm
20’ [6.1m]
WaveLinx
Typical Applications
Office • Education • Healthcare • Hospitality
Nominal values for 15 - 20 footcandles at nadir.
(CEILING THICKNESS)
MAX MODULE HEIGHT
(SEE TABLE)
Ø 8-5/16” [212mm]
(REFLECTOR INNER APERTURE)
Ø 9-1/4” [235mm]
(CEILING CUT OUT)
Ø 9-3/4” [248mm]
(TRIM FLANGE)
3-1/2” [89mm]
1/2” [13mm]
(DRIVER HEIGHT)
26-3/8”
[671mm]
11”
[280mm]
HM8 LED module
HC8 Remodel
(hangar bars removded)
additional
product diagrams
4VSHYGX'IVXMƼGEXMSR
Product Features
SDK Architects LLC 7-2-2021
Garages Too LLC
Corcoran, MN
see below
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: 6c.
TO: Corcoran Planning Commission
FROM: Kendra Lindahl, Landform
DATE: July 28, 2021 for the August 5, 2021 Planning Commission Meeting
RE: PUBLIC HEARING. Amendment to Section 1030.020 of the Zoning Ordinance regarding
Accessory Structures (city file no. 21-029)
60 DAY REVIEW DEADLINE: NA
1.Description of Request
City staff recommends approval of a Zoning Ordinance amendment to Section 1030.020 of the Zoning
Ordinance regarding accessory building sidewall height.
The Planning Commission held a hearing on June 3rd to review a request from Dave Dornsbach for a
conditional use permit to allow a new accessory structure with 16 ft. sidewalls where 13.5 ft. sidewalls
are permitted on the property located at 6805 Rolling Hills Rd. The Planning Commission voted 3-2 to
recommend approval of the request.
At that meeting, Commissioner Lanterman stated that there were conflicts in the Zoning Ordinance that
prohibits the City from approving a taller sidewall height for parcels less than 10 acres in size. Staff
noted that when the ordinance was created the intent was to allow taller sidewalls on lots less than 10
acres in size by CUP, but offered to review the adopted language with the City Attorney prior to Council
review of the request.
The issue was reviewed at the June 24th City Council meeting and Council directed staff to schedule a
public hearing at the August 5th Planning Commission meeting.
2.Analysis
The existing language was adopted by the City Council as part of a 2011 Zoning Ordinance
amendment following adoption of the 2030 Comprehensive Plan and the addition of the language to
allow lots smaller than 10 acres in size to exceed the sidewall height was intended to be changed to
allow this request by CUP rather than by a variance as had been previously required. The Council
made a number of changes to the accessory structure ordinance at that time and allowing the taller
building height by CUP regardless of lot size was part of that update.
The City has approved numerous accessory buildings with taller sidewall heights through the CUP
process outlined in Section 1030.020, Subd. 5 since adoption in 2011. However, the City Attorney has
opined that the language should be revised to eliminate any conflicts. The City Attorney’s memorandum
is attached to this report.
Ordinance Amendment (21-029) 2
August 5, 2021
Staff recommends the following changes to Section 1030.020, Subd. 4.G and H by deleting the stricken
material and adding the underlined material as follows, which will allow Subd. 5.D. to continue to allow
the taller sidewall height as has been permitted since 2011:
Subd. 4. Size A. Attached garages with a footprint of less than 1,000 square feet shall not be considered as part of the maximum footprint for purposes of the detached accessory structure calculations. However, attached accessory space in excess of the initial 1,000 square feet shall be counted towards the maximum allowable detached accessory building footprint. B. The footprint of above grade or below grade swimming pools and 1 accessory structure of less than 200 square feet shall not be included in the calculation of maximum allowable area of accessory structures. C. A maximum of one fish house shall be permitted to be stored on a property and shall meet all accessory structure setback requirements. Such structures 200 square feet in area or greater shall be counted toward the allowed detached accessory area. D. Except in the UR and RR districts, a conditional use permit is required for construction of more than one detached accessory building with a footprint in excess of 200 square feet. E. The maximum allowable total or accumulated footprint (total footprint of all accessory structures) for detached accessory buildings in the Urban Reserve and Rural Residential districts shall be as follows: Acres 0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 <1 1,250 or 25 percent of the area of the rear yard, whichever is less. 1 1,250 1,275 1,300 1,325 1,350 1,375 1,400 1,425 1,450 1,475 2 1,500 1,531 1,563 1,594 1,625 1,656 1,688 1,719 1,750 1,781 3 1,813 1,844 1,875 1,906 1,938 1,969 2,000 2,031 2,063 2,094 4 2,125 2,156 2,188 2,219 2,250 2,281 2,313 2,344 2,375 2,406 5 2,438 2,469 2,500 2,531 2,563 2,594 2,625 2,656 2,688 2,719 6 2,750 2,781 2,813 2,844 2,875 2,906 2,938 2,969 3,000 3,031 7 3,063 3,094 3,125 3,156 3,188 3,219 3,250 3,281 3,313 3,344
Ordinance Amendment (21-029) 3
August 5, 2021
8 3,375 3,406 3,438 3,469 3,500 3,531 3,563 3,594 3,625 3,656 9 3,688 3,719 3,750 3,781 3,813 3,844 3,875 3,906 3,938 3,969 10+ 3,969 CUP CUP CUP CUP CUP CUP CUP CUP CUP F. In the non-residential and urban residential districts, the maximum size of accessory buildings shall not exceed 1,000 square feet or 25 percent of the area of the rear yard, whichever is less. G. Non-agriculture accessory buildings that would result in more than the 3,969 square feet or with greater sidewalls than allowed byin Subd. 5 of this Section shall only be permitted on parcels located in the UR or RR district and 10 acres or more in size with a conditional use permit and subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations. 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. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. 4. The building materials standards required by this Section have been met. H. Agricultural buildings that would result in more than the 3,969 square or with greater sidewalls than allowed by this Section shall only be permitted on parcels 10 acres or more in size with a Certificate of Compliance from the City and subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations. 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. 3. The building materials standards required by this Section have been met.
Ordinance Amendment (21-029) 4
August 5, 2021
4. The agricultural building is used for agricultural purposes only. I. Agricultural buildings in excess of the size limitations allowed by Subd. 4 (E) of this Section shall be allowed by conditional use permit on parcels that are located in the UR or RR district and are less than 10 acres in size, but are adjacent to actively farmed land under the same ownership or ownership by the landowner in a recognized legal relationship, shall be allowed subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations. 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. 3. The building materials standards required by this Section have been met. 4. The applicant provides proof of ownership as required above. 5. The agricultural building is used for agricultural purposes only. J. Agricultural buildings shall be allowed as a principal use by conditional use permit on parcels that are actively farmed, are located in the UR or RR district and are located adjacent to the farmstead under the same ownership or ownership by the landowner in a recognized legal relationship, shall be allowed subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations. 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. 3. The building materials standards required by this Section have been met. 4. The applicant provides proof of ownership as required above.
Ordinance Amendment (21-029) 5
August 5, 2021
5. The agricultural building is used for agricultural purposes only. Subd. 5. Building Height. A. Sidewall height shall be measured from the base of the structure to the bottom of the eave on the exterior sidewalls. B. The following sidewall heights, eaves, and overhang standards shall exist: Sidewall Height Eaves (minimum) Overhang (minimum) 10’ or less 12” 12” 10’ – 12’ 12” 18” 12’ –13’6” to provide for a 12’ door 12” 24” C. The maximum sidewall height of an accessory building constructed in the front or side yard is 10 feet and a maximum sidewall height of an accessory building constructed in the rear yard is 13 feet, 6 inches, except: 1. Multi-story accessory building may be allowed by administrative permit to exceed these height limits, provided the structure does not exceed the height of the principal structure. All multi-story accessory buildings shall include a minimum of two different building materials and building articulation to add architectural interest to the building elevations. 2. Agricultural buildings may be allowed by Certificate of Compliance to exceed these height limits, provided the structure does not exceed the building height limitations of the zoning district in which it is located. 3. Accessory buildings with accessory dwelling units may exceed these height limits when approved as part of the accessory dwelling unit interim use permit provided all other performance standards for accessory buildings are met. D. Any building that does not meet the standards above may only be permitted to exceed the allowable building height with a conditional use permit and subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations.
Ordinance Amendment (21-029) 6
August 5, 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. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. 4. The building materials standards required by this Section have been met. 5. The proposed building will be compatible with surrounding land uses.
Staff recommends that the ordinance amendment be processed prior to Council action on the
Dornsbach request. The Dornsbach application could be considered on August 26th Council meeting
after the ordinance adoption.
3. Recommendation
Move to recommend approval of the following;
a. Ordinance Amendment to Section 1030.020
b. Resolution approving Findings of Fact
Attachments
1. Ordinance Amendment to Section 1030.020
2. Resolution approving Findings of Fact
3. City Attorney’s Memo dated June 8, 2021
City of Corcoran August 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 ACCESSORY BUILDING STANDARDS (CITY FILE 20-029)
THE CITY OF CORCORAN ORDAINS:
SECTION 1. Amendment of the City Code. The text of Chapter 1030.020 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. 4. Size
A. Attached garages with a footprint of less than 1,000 square feet shall not be considered as
part of the maximum footprint for purposes of the detached accessory structure
calculations. However, attached accessory space in excess of the initial 1,000 square feet
shall be counted towards the maximum allowable detached accessory building footprint.
B. The footprint of above grade or below grade swimming pools and 1 accessory structure of
less than 200 square feet shall not be included in the calculation of maximum allowable
area of accessory structures.
C. A maximum of one fish house shall be permitted to be stored on a property and shall meet
all accessory structure setback requirements. Such structures 200 square feet in area or
greater shall be counted toward the allowed detached accessory area.
D. Except in the UR and RR districts, a conditional use permit is required for construction of
more than one detached accessory building with a footprint in excess of 200 square feet.
E. The maximum allowable total or accumulated footprint (total footprint of all accessory
structures) for detached accessory buildings in the Urban Reserve and Rural Residential
districts shall be as follows:
Acres 0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9
<1 1,250 or 25 percent of the area of the rear yard, whichever is less.
1 1,250 1,275 1,300 1,325 1,350 1,375 1,400 1,425 1,450 1,475
2 1,500 1,531 1,563 1,594 1,625 1,656 1,688 1,719 1,750 1,781
3 1,813 1,844 1,875 1,906 1,938 1,969 2,000 2,031 2,063 2,094
4 2,125 2,156 2,188 2,219 2,250 2,281 2,313 2,344 2,375 2,406
5 2,438 2,469 2,500 2,531 2,563 2,594 2,625 2,656 2,688 2,719
6 2,750 2,781 2,813 2,844 2,875 2,906 2,938 2,969 3,000 3,031
7 3,063 3,094 3,125 3,156 3,188 3,219 3,250 3,281 3,313 3,344
8 3,375 3,406 3,438 3,469 3,500 3,531 3,563 3,594 3,625 3,656
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
ORDINANCE NO. 2021-XX
9 3,688 3,719 3,750 3,781 3,813 3,844 3,875 3,906 3,938 3,969
10+ 3,969 CUP CUP CUP CUP CUP CUP CUP CUP CUP
F. In the non-residential and urban residential districts, the maximum size of accessory
buildings shall not exceed 1,000 square feet or 25 percent of the area of the rear yard,
whichever is less.
G. Non-agriculture accessory buildings that would result in more than the 3,969 square feet
or with greater sidewalls than allowed byin Subd. 5 of this Section shall only be permitted
on parcels located in the UR or RR district and 10 acres or more in size with a conditional
use permit and subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
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.
3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the
Corcoran Zoning Ordinance.
4. The building materials standards required by this Section have been met.
H. Agricultural buildings that would result in more than the 3,969 square or with greater
sidewalls than allowed by this Section shall only be permitted on parcels 10 acres or more
in size with a Certificate of Compliance from the City and subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
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.
3. The building materials standards required by this Section have been met.
4. The agricultural building is used for agricultural purposes only.
I. Agricultural buildings in excess of the size limitations allowed by Subd. 4 (E) of this
Section shall be allowed by conditional use permit on parcels that are located in the UR or
RR district and are less than 10 acres in size, but are adjacent to actively farmed land under
the same ownership or ownership by the landowner in a recognized legal relationship, shall
be allowed subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
City of Corcoran August XX, 2021
County of Hennepin
State of Minnesota
ORDINANCE NO. 2021-XX
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.
3. The building materials standards required by this Section have been met.
4. The applicant provides proof of ownership as required above.
5. The agricultural building is used for agricultural purposes only.
Section 2. Effective Date
This Ordinance shall be in full force and effect upon its adoption.
ADOPTED by the City Council on the XXth day of August 2021.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
City of Corcoran August 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 1030.020 OF CORCORAN ZONING ORDINANCE (CITY FILE 21-029)
WHEREAS, the City of Corcoran has proposed an amendment to to the accessory building
standards related to sidewall height on accessory buildings; and
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 accessory building 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 all properties to request a conditional use permit for a taller
sidewall regardless of lot size.
3. The amendment is consistent with the intent of the accessory building ordinance as
amended in 2011.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan
Whereupon, said Resolution is hereby declared adopted on this XXth day of August 2021.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Jessica Beise – Administrative Services Director
-1-
M E M O R A N D U M
TO: Corcoran City Council
FROM: John Thames, City Attorney
DATE: 6/8/21
RE: Building Height CUP and Interpretation of Corcoran City Code Section 1030.020
Subd. 4(G) and Subd. 5(D)
=======================================================
At the request of the Planning Commission and City staff, I have prepared this memo to
offer my opinion as to the interpretation and application of Corcoran City Code Section
1030.020, Subd. 4(G) and Subd. 5(D), as they affect the Dornsbach application for a conditional
use permit (“CUP”). The requested CUP seeks to allow for the construction of a
non-agricultural accessory building with 16 foot sidewalls, which exceed the permitted height of
13 ft, 6 in (pursuant to Subd. 5(B)), on the applicant’s property which is less than 10 acres in
size.
The application was initially analyzed under 1030.020, Subd. 5(D), which sets forth
evaluation criteria for proposed buildings which will exceed the permitted height standards, and
which states:
“Any building that does not meet the standards above may only be
permitted to exceed the allowable building height with a conditional use
permit and subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
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.
3. Applicable criteria as outlined in Section 1070.020 (Conditional Use
Permits) of the Corcoran Zoning Ordinance.
4. The building materials standards required by this Section have been
met.
5. The proposed building will be compatible with surrounding land uses.”
Staff opined that the application met these standards and recommended approval of the
CUP on the property. The Planning Commission agreed with this evaluation, noting the
implementation of this analysis on past similar applications. However, Commissioner
Lanterman expressed concerns with this interpretation and corresponding conclusion in light of
the requirements of 1030.020, Subd. 4(G). The Planning Commission issued a qualified
-2-
recommendation of approval, but asked that I offer a memo to the Council with analysis of this
issue.
It is my opinion that the plain language of 1030.020, Subd. 4(G) does prohibit the
approval of the requested CUP, due to the size of the Dornsbach property. As Commissioner
Lanterman correctly asserted, though subdivision 4 of this Section addresses “Size” of accessory
structures, subdivision 4(G) contains a provision which specifically limits the placement of
buildings which exceed the allowed accessory building height contemplated by subdivision 5:
“Non-agriculture accessory buildings that would result in more than 3,969
square feet or with greater sidewalls than allowed in Subd. 5 of this
Section shall only be permitted on parcels located in the UR or RR district
and 10 acres or more in size with a conditional use permit and subject to
the following criteria:…” 1030.020, Subd. 4(G)
Subdivision 4(G) therefore mandates that a proposed building which seeks to exceed the
permitted accessory building height standards will only be allowed on parcels at least 10 acres in
size, with a CUP. Because the Dornsbach property is less than 10 acres in size, it is not eligible
to receive a CUP to allow for a greater accessory building height. There is no language
currently in subdivision 5 which permits an evaluation of the application under that subdivision,
without regard to the provisions of 4(G). Therefore, the two subdivisions must be interpreted in
conjunction with one another.
One could posit that the definition of “allowed in Subd. 5” (see 1030.020, Subd. 4(G)
above) is to be interpreted broadly to include those accessory buildings which meet the height
standards found in subdivision 5B and those which meet the CUP standards of subdivision 5(D).
However, this suggestion does not allow for a reasonable interpretation of all the provisions of
subdivision 4(G), as it is presently written. Specifically, it renders the CUP process contained in
subdivision 4 (as to a building height CUP) contradictory. Such a reading would provide that the
10 acre requirement would only apply to building height CUP applicants who do not qualify for
a CUP (under subdivision 5) and suggest that they could become eligible for consideration of a
CUP (under subdivision 4), under basically identical standards.
It is staff’s strong belief that it was the City’s intent to evaluate applications like the
Dornsbach application under the standards set forth in subdivision 5, without regard to a
minimum acreage standard. It is believed that this minimum acreage standard was intended to
apply only to square footage requirements for non-agricultural accessory buildings. The fact
that no mention is made of this acreage requirement in subdivision 5(D) supports this assertion.
Nevertheless, the situation before the Council appears to be one in which the plain and black
letter language of the code does not match the City’s desire or intended practice. Should this be
the case, I would strongly suggest an immediate code amendment be proposed and implemented
to align the City’s intent with the code language. Without such amendment, I do not believe the
code, as presently written, allows for CUP approval of the Dornsbach application or those future
applications which are similar to it.
Respectfully Submitted.
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 July 14, 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.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 tentatively scheduled for a
Public Hearing at the August 5th Planning Commission and Council action on August 26th.
2.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 was reviewed at the Parks and Trails Commission meeting on May
20th, at a public hearing at the July 1st Planning Commission and City Council review is expected on
July 22nd.
3.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 was reviewed at a public hearing at the
June 3rd Planning Commission meeting where questions were raised about the section of the Zoning
Ordinance regarding accessory buildings. This item has been placed on hold while the City considers
a Zoning Ordinance text amendment and Council action is tentatively scheduled for August 26th.
4.City Initiated Ordinance and Land Use Map 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.
5.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.
6.Vacation of Cain Road ROW (city file 21-022). The City Council voted to commence the vacation
process as requested by Michael Galbraith to remove an easement containing an unimproved portion
of Cain Road adjacent to his property at 20700 70th Avenue. A public hearing is tentatively scheduled
for the August 12th meeting.
Agenda Item 7a.
MEMORANDUM 2
7. 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 allow larger temporary real estate
signs than allowed by City Code, 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. The application has been scheduled for consideration at
the July 22nd City Council meeting.
8. 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. The
was reviewed at a public hearing at the July 1st Planning Commission and Council action is expected
on July 22nd.
9. Sign Ordinance Amendment (city file 21-027). The City Council directed staff to prepare an update
to the sign ordinance regarding campaign signs. The ordinance is scheduled for consideration at the
August 26th City Council meeting.
10. Rezoning, Preliminary Plat and Preliminary PUD Plan for Cook Lake Highlands (PID 25-119-23-
14-0003) (city file no. 21-028). Trek Development has requested approval for a mixed use
development with a senior co-op, villa homes, day care and assisted living/memory care. This is a new
application similar to the one denied in April. The applicant has since met with neighbors and received
Council approval to submit a new application. This new application was reviewed at a Public Hearing
at the Planning Commission on July 1st. will be reviewed at the July 15th Parks and Trails Commission
and action is expected at the July 22nd City Council meeting.
11. Zoning Ordinance Amendment (city file no. 21-029). Staff is requesting that the City Council
consider a text amendment to Section 1030.020 of the Zoning Ordinance regarding accessory
structures. The ordinance was amended in 2011 to allow landowners to apply for a conditional use
permit to exceed the sidewall height for all properties regardless of parcel size. As part of the review of
a recent application by Dave Dornsbach, the City Attorney was asked to review the ordinance and
recommends changes before acting on the landowner request. At the June 24th meeting Council
directed staff to schedule this item for a public hearing at the August 5th Planning Commission and for
action at the August 26th City Council meeting.
12. Preliminary Plat for “Bechtold Farm” at 10165 Bechtold Road (PID 05-119-23-44-0001 and
0811923110007) (city file no. 21-030). Skies Limit LLC has requested approval of a preliminary plat
to create 12 lots on 115.61 acres. The item is tentatively scheduled for a public hearing at the August
5th Planning Commission, review at the Parks and Trails Commission meeting on August 19th and
action at the August 26th City Council meeting.
13. Amendments to the text of Chapter 82 (Nuisances) of the City Code (city file no.
21-032). At the June 10th meeting, Council directed staff to prepare amendments to ease storage
restrictions from RVs, firewood and lots with more than one street frontage. The Council reviewed a
draft ordinance amendment prepared by staff and the City Attorney. City Council directed staff to
proceed with the draft ordinance with to allow a 25-foot front yard setback for up to two recreational
vehicles in addition to modifying the language to also allow personal recreational vehicles and
unoccupied trailers in the front yard. Staff was directed to proceed with a Public Hearing which is
tentatively scheduled for the August 12th meeting.
14. Kariniemi Sketch Plan for 23185 County Road 10 (PID 18-119-23-11-0002) (city file no. 21-033).
The applicant has required Council feedback on a concept to reguide/rezone part of the property from
residential to commercial to create 3 commercial lots and 10 residential lots. This item is scheduled
for Council review at the August 26th meeting.
15. Zoning Ordinance Amendment for Assembly Uses (city file 21-034). At the June 24th meeting, the
City Council discussed removing assembly uses in low residential zoning districts within the MUSA.
Staff was directed to proceed with a Public Hearing at the August 5th Planning Commission meeting.
MEMORANDUM 3
16. Administrative Permit for T-Mobile Tower Changes for 20140 County Road 30 (PID 11-119-23-
12-0001) (city file no. 21-035). The applicant has requested approval to swap out antennas and
ground equipment on this existing tower. This application may be administratively approved.
The following projects were recently acted upon and will be closed out:
1. 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. The application was reviewed at a public hearing at the June 3rd Planning Commission
and approved at the June 24th City Council meeting.
2. Request for an Allowed Home Occupation for Bye-Bye Stumps at 6416 Hunter Lane (PID 36-
119-23-31-0021) (city file no. 21-031). Chris Mehrkens has requested approval of an allowed home
occupation for his stump grinding businesses. This item has been administratively approved.
Agenda Item: 7b.
Page 1 of 2
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:
August 5, 2021
Planning Commission
Jessica Beise, Administrative Services Director
City Council Report
The Planning Commission last met on July,1 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.
July 9. 2021 Council Meeting
•Job Offer – Accountant
o Authorized the Mayor and City Administrator to issue a job offer for the position
of Accountant
•Request for Amendments to Chapter 82 (Nuisances) of the City Code
o Directed staff on ordinance changes to allow for additional storage on
properties and schedule a public hearing for August 12th
•City Center Drive & 79th Place Feasibility Study
o Adopted the resolution accepting the feasibility study and ordered the
improvement hearing
•FEMA Floodplain Mapping
o Authorized staff to proceed with tasks to assist in the review of flood plain
modeling reviews
•American Recovery Plan Act Fund Use
o Reviewed potential use options; provided initial input on use
•Public Works Staff Planning
o Directed staff to proceed with drafting job descriptions for review
•Developer Round Table
Page 2 of 2
o Scheduled a developer round table for August 26th at 5:30 pm
• 2021 Action Steps Progress Update
o Reviewed progress on action steps; directed staff to begin initial work to draft a
request for proposal for potential internet providers with the assistance of
Mayor McKee
July 21, 2021 Planning Commission Work Session
• Planning Commission training work session was not able to be held but will be
rescheduled at a future date.
July 22, 2021 Council Meeting
• Rezoning, preliminary plat, planned unit development application for “Amberly and
Bellwether”
o Approved the items for a 192 single family lots (116 additional in Bellwether
and 76 as a new neighborhood)
• PUD Amendment Request for Tavera
o Approved a portion of the request for lot number, some additional signage, and
a recapture agreement
• Three Rivers Park District – Diamond Lake Regional Trail Corridor Alignment
o Approved the preferred alignment as presented
• City Council resignation and Declaration of a Vacancy
o Declared a vacancy; approved a resolution honoring service, and approved an
application process for interested individuals to apply to serve in the open seat
with applications due at 4pm on Thursday, August 19th
Attachments:
None