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HomeMy WebLinkAboutResolution 2022-111 Pro-Tech Site Plan - As ApprovedCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2022-111 Motion By: McKee Seconded By: Vehrenkamp September 22, 2022 A RESOLUTION APPROVING A SITE PLAN AND TWO CONDITIONAL USE PERMITS FOR THE PROPERTY LOCATED AT 7591 COMMERCE STREET (PID 26-119-23-11-0020) (CITY FILE NO, 22-048) WHEREAS, Tom and Dan Gleason of Pro -Tech Auto Repair ("the applicant") request approval of a site plan and two conditional use permits to allow for the expansion of their auto repair business on property legally described as follows: SEE ATTACHMENT A WHEREAS, the Planning Commission reviewed the site plan and conditional use permits at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions; 1. A site plan and two conditional use permits are approved to allow for the expansion of Me existing building as shown on application and plans received by the City on August 21 2022 with additional information received on August 11, 2022, except as amended by this resolution. 2. The applicant must comply with the City Engineer's memo dated August 22, 2022. 3. A conditional use permit is approved to waive the requirement to upgrade 25% of the existing facade to an allowed material as permitted in Section 1060.050, Subd. 1(A)(2) (Building Standards) of the Corcoran Zoning Ordinance and subject to the finding that the applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The proposed use is consistent with uses anticipated by the Comprehensive Plan and does not impact the public facilities or capital improvement plans. Granting the waiver will facilitate the expansion and retention of an existing business while promoting economic stability and job opportunities. This satisfies Goal 4 in the Land Use chapter and Goal 2 of the Economic Competitiveness chapter within the 2040 Comprehensive Plan. 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. Granting the waiver will facilitate an expansion needed for the applicant to meet the demand for auto repair within the immediate and surrounding community. The waiver from an upgrade in building materials on the existing building will not be detrimental to or endanger the public as the existing building material has not harmed public health, safety, morals, or comfort. Page 1 of 7 City of Corcoran County of Hennepin State of Minnesota RES®LUTION No. 2U22-111 September 22, 2022 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. There is no evidence to suggest that continued use of painted concrete block will be injurious to other properties or impair property values. 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 continued use of painted concrete block will have no impact on the surrounding development or improvement of nearby properties. Adequate public facilities and services are available; however, waiver of the rial upgrade requirement will have no impact on public facilities building mate services. and f. The conditional use, in all other respects, conforms to the applicable regulations of the I-1 District in which it is located. g. The conditional use and site generally conform to performance standards as specified by this Chapter. Conditions of approval are included in this Resolution to ensure compliance with the performance standards. 4. A conditional use permit is approved to allow exterior storage as an accessory use, subject to finding that specific criteria outlined in Section 1040.125, Sub. 4(E) (I-1 Conditional Uses) and applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The storage area is a gravel surface approved by the City Council. b. The storage area does not conflict with the proposed parking or loading spaces reflected on the site plan. c. The storage area must be screened from public streets and surrounding properties. Conditions of approval included in this Resolution ensure compliance with this standard. d. The proposed use is consistent with uses anticipated by the Comprehensive Plan and does not impact the public facilities or capital improvement plans. Granting the CUP for exterior storage is in line with uses anticipated within the Light Industrial land use designation within the 2040 Comprehensive Plan. Furthermore, granting the CUP to allow for designated exterior storage space will facilitate the expansion and retention of an existing business while promoting economic stability and job opportunities. This satisfies Goal 4 in the Land Use chapter and Goal 2 of the Economic Competitiveness chapter within th Comprehensive Plan. e 2040 e. 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, Page 2 of 7 City of Corcoran County of Hennepin State of Minnesota REOULU I IOIV No. 2022- I I September 22, 2022 morals, or comfort of the community. Establishment of the exterior storage use will provide order and screening from vehicles in need of repair that are stored long-term at the business. f. 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 exterior storage space is subject to a screening requirement of 80% opacity year- round. Conditions of approval included in this resolution ensure compliance with this standard. g. 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 screened exterior storage will have no impact on surrounding development or improvement of surrounding properties. h. Adequate public facilities and services are available; however, the exterior storage will have no impact on public facilities and services. i. The conditional use, in all other respects, conforms to the applicable regulations of the 1-1 district in which it is located. j. The conditional use and site generally conform to performance standards as specified by this Chapter. Conditions of approval are included in this of to ensure compliance with performance standards. 5. The approval of the conditional use permits is contingent upon approval of variances needed to bring the site into compliance with the current Zoning Ordinance. If some or all of the variances are not approved, the site plan must be revised to satisfy the Ordinance as written. 6. The exterior storage area must be screened from public streets and adjacent property with a minimum year-round opacity of 80% through landscaping, fencing, walls, or a combination thereof. a. The plans must be revised to show how this screening will be accomplished and submitted for City review and approval. b. The applicant shall provide additional fence details for review and approval by the City. i. Material and dimension details should be provided for any planned fencing. ii. Fencing over seven feet tall will require a building permit. c. The applicant shall provide additional information about existing vegetation on the site that may count towards the screening requirement. Page 3 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2022-i 11 September 22, 2022 7. Approval of the 23 ft. wide southern drive aisle is subject to approval of a variance. If a variance is not approved, the site plan must be revised to comply with the Zoning Ordinance. 8. Approval of the 5 ft. setback for the western drive aisle is subject to approval of a variance. If a variance is not approved, the site plan must be revised to comply with the Zoning Ordinance. 9. Approval of the expansion from 4 to 6 parking spaces subject to a 20 ft. front setback in the southwest corner of the site is subject to approval of a variance. If a variance is not approved, the site plan must be revised to reflect no more than 4 parking spaces in this corner of the site and relocation of at least one parking space elsewhere on the site that complies with the Zoning Ordinance, 10. The location of parking spaces 20 — 24 must shift further north to provide separation from the building. 11. The existing encroachment of the western dri be corrected and the impacted land restored. ve aisle onto the neighboring property must 12. A revised plan must provide the required parking screening required for parking spaces 11 and 12. 13. A revised landscaping plan must be submitted that reflects either existing trees or the planting of new trees to meet the minimum requirement of 25 overstory trees and 41 understory trees based on the lineal feet of the site perimeter as required by Section 1060.070 of the Zoning Ordinance. a. The plans must show an additional 15 overstory trees and 6 understory shrubs or an equivalent substitution in order to meet the minimum ordinance standards. 14. The applicant must obtain a permit from Hennepin County for the abandonment of the septic system. 15. Revised building plans must be submitted that indicate use of an allowed building material for the facades of the building expansion. 16. A revised grading plan showing that drainage can be maintained must be submitted for review and approval by the City Engineer that reflects the following: a. Identified limits of the site disturbance for the improvements. b. Erosion control measures along all areas of disturbance within the site. c. Top and bottom of wall elevations for the proposed retaining wall. d. Identified location of where the southwest corner of the parking lot will drain. Page 4 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. ZU4Lml II September 22, 2022 17. If the confirmed disturbance area of the site exceeds 1 acre, an Minnesota Pollution Control Agency (MPCA) construction permit must be obtained, and a Storm Water Pollution and Prevention Plan (SWPPP) shall be prepared. 18. The applicant shall confirm with the Elm Creek Watershed if a Grading and Erosion Control Permit is required. If required, s grading on the site. aid permit must be obtained prior to commencing 19. If the proposed retaining wall is 4' or taller, an engineered design must be submitted to the City for approval prior to construction. 20. The applicant must enter into an encroachment agreement with the City for the proposed retaining wall that is located within a drainage and utility easement. 21. The applicant shall enter into a site improvement financial guarantee for the proposed work as outline the Zoning Ordinance, performance agreement and submit a d in Section 1070.050, Subd. 9 of 22. FURTHER, that the following conditions must be met prior to beginning site work: 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. Record the approving resolution at Hennepin County and provide proof of recording to the City. 23. 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 are correct and in compliance with the plans and specifications will suffice. 24. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. Page 5 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NU. 2022- I I VOTING AYE ® McKee, Tom ❑ Bottema, Jon ® Nichols, Jeremy ❑ Schultz, Alan ® Vehrenkamp, Dean September 22, 2022 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 September, 2022. ATTEST: Miche'i1e Friedrich —City Clerk Tom McKee = Mayor City Seal Page6of7 City of Corcoran County of Hennepin State of Minnesota RESOLU I I®N NO. 2022-1 I I AttachmentA Lot 2, Block 1, COUNTRYSIDE PLAZA, Hennepin County, Minnesota, according to the recorded plat thereof. September 22, 2022 Page 7 of 7