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HomeMy WebLinkAboutResolution 2021-96 Approving Variance 22400 HWY 55 and 6315 Horseshoe Bend DriveCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2021-96 Motion By: Bottema Seconded By: Schultz November 10, 2021 APPROVING VARIANCES FOR THE PROPERTIES LOCATED AT 22400 STATE HIGHWAY 55 AND 6315 HORSESHOE BEND DRIVE (PID 32-119-23-44-0001 and 32-119-2344-0009) (CITY FILE 21-016) WHEREAS, Craig Scherber of Garages Too, LLC ("the applicant") is requesfiing approval of variances for the properties located at 22400 State Highway 55 and 6315 Horseshoe Bend Drive, legally described as follows: See Attachment A 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 22400 State Highway 55; and WHEREAS, the applicant has also aisle setback requirements in the 1-1 55; and WHEREAS, the applicant has als Requirement for the properties I Bend Drive and requested approval of a variance from parking and drive district for the property located at 22400 State Highway o requested approval of a variance from Municipal Services ocated at 22400 State Highway 55 and 6315 Horseshoe 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 h subject to the following findings and conditions: ereby does approve the request for variance, 1. Approval is based on plans received by the City on June 18, 2021, and additional information received on July 9, 2021, August 11, 2021, and September 7, 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: 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 22400 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. Page 1 of 6 City of Corcoran County of Hennepin State of Minnesotdewl a RESOLUTION No. 2021-96 November 70, 202 7 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 loft 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 widfih 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 fronfiage on a public or private street. Without a front loft 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 ition will not change if the preliminary plat and variances are today and that cond 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. Page2of6 City of Corcoran County of Hennepin State of Minnesota RESOLUTION N%J. 2021-96 November 10, 202 7 d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the 1-1 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 1-1 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 M 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. 0 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2021-96 November 7 u, 2027 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. VOTING AYE �' • /1 - • r4 -- -. : • VOTING NAY ❑ McKee, Tom ❑ Bottema, Jon ❑ Nichols, Jeremy ❑ Schultz, Alan ❑ Vehrenkamp, Dean City of Corcoran County of Hennepin State of Minnesota RESOLUTION IMU. 2021-96 November 10, 2021 Whereupon, said Resolution iS hereby declared adopted on this IV day of November, 2021. ATTEST 'om McKee -Mayor City Seal Page 5 of 6 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2021-96 November 10, 2021 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 Narth, Range 23, West of West of the East 685 feet thereof, Hennepin County, Minnesota. and the 5t" Principal Meridian, lying Lot 4, Block 2, Schnell's Highland Acres 2nd Addifion, Hennepin County, M innesota.