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HomeMy WebLinkAboutResolution 2021-131 Site Plan Conditional Use Permit and Preliminary Plat for Saint ThereseCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Motion By: Nichols Seconded By: Schultz November 22, 2027 APPROVAL OF A SITE PLAN AND CONDITIONAL USE PERMIT FOR THE PROPERTY AT 8200 CO RD NO 116 (PID 24-119-23-23-0001) (CITY FILE NO. 21-042) WHEREAS, Saint Therese Communities ("the applicant") has requested approval of a site plan, and conditional use permit to allow a senior living community on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit at a July called public hearing. NOW, THEREFORE, BE IT HERE CORCORAN, MINNESOTA, that it following findings and conditions: BY RESOLVED BY THE CITY COUNCIL OF THE CITY OF should and hereby does approve the request, subject to the 1. A site plan and conditional use permit are approved to allow for the construction of a senior living community as shown on in accordance with the plans and application received by the City on September 21, 2021 and revisions received on October 18, 2021, October 19, 2021, October 20, 2021 and October 22, 2021 and except as amended by this resolution. 2. Approval is contingent upon approval of the preliminary plat for "Town Center Addition" and all related conditions. 3. No approvals are granted for the future phases. A new application for a site plan amendment will be required prior to issuance of building permits for any areas shown as future phases. 4. The applicant shall comply with all requirements of the City Engineer's memo dated October 25, 2021. 5. The applicant must comply with the Public Safety Plan Review comments dated October 22, 2021. 6. The applicant must comply with Hennepin County comments dated November 30, 2020. 7. A conditional use permit is approved to allow assisting living and skilled nursing (nursing home), subject to the finding that the applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been met. Specifically: a. The proposed use complies with the Comprehensive Plan. The senior living complex includes a mix of housing types and public amenities to help the City meet Goal 2, Policy 1 Of the Land Use Chapter and Goal 1, Policy 1 Of the Housing Chapter in the Comprehensive Plan: "Provide a mix of housing types to provide for a full continuum of housing opportunities, including continued single-family growth and new Page 1 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2021-131 November 22, 2021 opportunities for multiple family and senior housing developments." and Goal 3, Policy 1 of the Land Use Chapter in the Comprehensive Plan: "Use the Mixed Use land use designation to develop a Town Center similar to that envisioned in the Corcoran Southeast District Plan and Design Guidelines adopted in 2016. These guidelines will be updated to reflect the new transportation policies in this plan." b. The addition of the assisted living and skilled care facility will promote and enhance the general public welfare by providing housing options that are not currently available in the City for existing Corcoran residents and their families. The use will not be detrimental to public health, safety morals or comfort, rather it will comply with all building codes for this new facility. 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. These uses are envisioned by the Comprehensive Plan, the DMU zoning district and the Southeast district guidelines, which specifically planned for a mix of uses and housing options. 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 project will plat property in the Town Center and will initiate the construction of City Center Drive and 79t" Place. The street improvements and extension of municipal sanitary sewer and water will allow adjacent properties to development when landowners choose. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sanitary sewer, water and streets will be extended to the site and constructed with the project. A regional stormwater pond will be constructed on the City property to the east to manage stormwater within the plat. 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. 8. Prior to submittal of a final plat application, the following items must be submitted for review and approval by the City: a. The plans shall be updated to provide details showing compliance with the Town Center requirement for a consistent street edge along City Center Drive. The plans must provide details for low masonry walls, fences, landscaping or a combination of these elements. It must include material details for all proposed elements. b. All trash and recycling shall be contained within the building. c. The architectural plans must be revised to show: Page 4 of 7 City of Corcoran County of Hennepin State of Minnesota November 22, 2021 RESOLUTION No. 2021-131 i. Building height as defined by the City Code. ii. Primary and secondary building material percentages as required by the Southeast District plan (Appendix B of the Zoning Ordinance). d. Additional approval. details for the amphifiheater must be provided for City review and e. A masfier plan showing grading, utility and landscape plans on one sheet must be provided to ensure no conflicts exist. f. Mechanical equipment must be fully screened from view in a way that is infiegral to the architecture of the building. This equipment may not be located in the front yard. The plans must be revised to show compliance. g. The plans should be revised to provide more details about the undefined white objects on the south elevation of Area B and the east elevation of Area Ato ensure screening is provided in compliance with ordinance requirements. h. The architectural plans must be revised to include a rooftop plan. i. All signage shall be incompliance with the standards in Chapter 84. All signs require a permit in order to be constructed and will be reviewed at the time of permit submittal. j. A revised lighting plan is required to be submitted for review and approval by the City. i. The plans shall be revised to show lighting fixtures that are limited to be either 30 ft. or the roofline of the principal building, whichever is less. ii. Details about the light pole and base shall be provided to ensure compliance with height limits. Light fixture design shall be coordinated for consistency with the Town Center lighting aesthetic. k. A revised landscape plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: i. An irrigation plan is required and must be provided. ii. A minimum of 259 overstory trees (or provided or the applicant shall submit fewer trees. equivalent) and 535 shrubs shall be a variance application to allow Trees should be spaced in accordance wifih industry standards. The plantings at the southeast corner of the site should be modified to provide the recommended 15-foot spacing to ensure survivability. Page3of7 City of Corcoran County of Hennepin State of Minnesota November 22, 2021 RESOLUTION No. 2021-131 iv. Screening shall be provided to screen automobile headlights from adjacent properties. Such screening shall be at least three feet in height and fully opaque, consisting of a wall, fence, dense vegetation, berm, or grade change. v. A landscape buffer a parking and a public t least 5 feet in width shall be provided between all sidewalk. vi. Parking bays shall have landscape isl excess of 15 spaces in I Landscape islands shall ands at each end, and bays in ength shall be divided by intermediate islands. provide at least 360 s quare feet of area for planting trees, shrubs and/ groundcovers. Intermediate landscape islands shall provide at I east 180 square feet of planting area. vii. A wall or fence should be provided at the edge of the northern areas to protect vehicles from the adjacent grade change. parking 9. A minimum of 204 parking stalls shall be provided on site. Sheet C300 submitted on November 16, 2021 shows compliance and the other plan sheets must be updated accordingly. 10. Bicycle parking is provided in the southeast portion of fihe site. Details must be provided. 11. The developer should work with the City on the design of gateway signage at CR 116/79th Place and CR 116/City Center Drive, 12. An additional sidewalk connection from the site to the planned City Center Drive sidewalk shall be provided on the north end of the complex (from the assisted living/memory care building). 13. A pedesfirian connection from the senior living complex to the community garden must be shown on the plans. 14. The boundary, classification and elevation of the FEMA floodplain must be clearly shown on the plans. 15. A building permit is required prior to beginning construction. 16. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. b. The developer shall enter into a site improvement agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. c. A complete set of revised plans shall be submitted showing compliance with the approval conditions in this resolution. Page 4 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. ZUZI -I JI November 22, 2021 d. Record the approving resolution, the stormwater management agreement and stormwater easement at Hennepin County and provide proof of recording to the City. 17. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings have been corrected and is in compliance with the plans and specifications will suffice. 18. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE �J McKee, Tom ® Bottema, Jon ® Nichols, Jeremy ® Schultz, Alan ® Vehrenkamp, Dean VOTING NAY ❑ McKee, Tom ❑ Bottema, Jon ❑ Nichols, Jeremy ❑ Schultz, Alan ❑ Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22"d day of November, 2021. ATT�CT Tom McKee - Page5of7 ayor City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. LUZ ml*5 ATTACHMENT A DESCRIPTION OF PROPERTY SURVEYED Per Certificate of Title No. 821472) Par 1: All fihat part of the following described tract: November 22, 2021 The Southwest quarter of the Northwest quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota, except the North 152 feet of the West 161 feet as measured along the North and West lines thereof, and except the West 339.11 feet thereof lying South of the following described line: Commencing at the Southwest corner of said Southwest Quarter of the Northwest Quarter, thence North along the West line of said Southwest Quarter of the Northwest Quarter a distance of 382.47 feet to the point of beginning of the line to be described; thence Easterly deflecting 77 degrees, 18 minutes, 13 seconds right, a distance of 347.61 feet to the East line of said West 339.11 feet and said line there terminating, which lies East of a line drawn parallel with and distant 40.0 feet Easterly of the West line of said Section 24. Par 2: That part of the Northwest quarter of the Southwest quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota, lying East of a line drawn parallel with and distant 40.0 feet Easterly of the West line of said Section 24. (Per Certificate of Title No. 1150838) That part of the Southwest Quarter of the Northwest Quarter of Section 24, Township 119, Range 23, described as follows: Commencing at the southwest corner of said Southwest Quarter of Northwest Quarter; thence northerly, along the west line of said Southwest Quarter of Northwest Quarter 330.17 feet; thence easterly, deflecting 90 degrees right 231.20 feet to the actual point of beginning of the parcel to be described; thence northeasterly, deflecting 12 degrees 35 minutes 13 seconds left 60.00 feet; thence southeasterly, deflecting 90 degrees right 63.00 feet; thence southwesterly, deflecting 90 degrees right 60.00 feet; thence northwesterly, deflecting 90 degrees right 63.00 feet to the point of beginning. Fj Per Certificate of Title No. 1150839) The West 339.11 feet of the Southwest Quarter of the Northwest Quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota lying south of the following described line: Commencing at the Southwest corner of said Southwest Quarter of the Northwest Quarter; thence North along the Wesfi line of said Southwest Quarter of the Northwest Quarter, a distance of 382.47 feet to the point of beginning of the line to be described; thence Easterly deflecting 77 degrees 18 minutes 13 seconds right, a distance of 347.61 feet to the East line of Page 6 of 7 Cify of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. /.0 Z 31 November 22, 2021 said West 339.11 feet of the Southwest Quarter of the Northwest Quarter and said line there terminating. which lies East of a line drawn parallel with a distant 40.0 feet Easterly Of the West line of said Section 24; except that part thereof described as follows: Commencing at the southwest corner of said Southwest Quarter of Northwest Quarter; thence northerly, along the west line of said Southwest Quarter of Northwest Quarter 330.17 feet; thence easterly, deflecting 90 degrees right 231.20 feet to the actual point of beginning of the parcel to be described; thence northeasterly, deflecting 12 degrees 35 minutes 13 seconds left 60.00 feet; thence southeasterly, deflecting 90 degrees right 63.00 feet; thence southwesterly, deflecting 90 degrees right 60.00 feet; thence northwesterly, deflecting 90 degrees right 63.00 feet to the point of beginning: Page7of7 ,ennepin County Propert)ZMM PARCEL ID: 2411923230001 OWNER NAME: City Of Corcoran PARCEL ADDRESS: 8200 Co Rd No 116, Corcoran MN 55340 PARCEL AREA: 78.88 acres, 3,436,132 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Commercial -Preferred HOMESTEAD: Non -Homestead MARKET VALUE: $0 TAX TOTAL: $0.00 ASSESSED 20217 PAYABLE 2022 Date: 10/26/2021 Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warraMy of any kind; and (ii i) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be I iable for any damage, injury or loss resulting from this data. COP YRIGHT ©HENNEPIN COUNTY 2021 PROPERTY TYPE: Commercial HOMESTEAD: Non -homestead MARKET VALUE: $0