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HomeMy WebLinkAboutResolution 2022-114 NE Water Treatment Final Plat, Site Plan and Variance_ReducedCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2022-114 Motion By: Vehrenkamp Seconded By: Nichols September 22, 2022 APPROVING A SITE PLAN AND VARIANCES AND DENYING A VARIANCE FOR THE 'CORCORAN NORTHEAST WATER TREATMENT PLANT" LOCATED AT 10120 COUNTY ROAD 116 (PID 12A 19-23-22-0010) (CITY FILE NO. 22-052) WHEREAS, the City of Corcoran (the "applicant") has requested approval of a variance to allow for the development of a water treatment plant on the property legally described Lot 2, Block 1, HUNTERS PLACE 2ND ADD1 TION, Hennepin County, Minnesota. WHEREAS, the Planning Commission reviewed the site plan and variances at a public meeting, and, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following conditions. 1. A site plan and variances are approved to allow for the construction of a water treatment plant as shown on the application and plans received by the City on July 29, 2022 and additional information received on August 10, 2022 August 19, 2022, August 22, 2022 and August 23, 2022, except as amended by this resolution. 2. The approvals are granted for either the two- or three -cell building option. 3. The approvals are granted for the enhanced architectural building option for a dormer roof. 4. The applicant must comply with the Public Safety Plan Review comments dated February 4, 2022. 5. Building setback flexibility is provided to allow a reduced 60 ft. building setback along County Road 116 through the additional 10 overstory trees, 10 ornamental trees and 50 shrubs provided by the applicant. 6. The applicant shall provide final architectural plans with building material percentages to ensure compliance with the Northeast District Plan and Design Guidelines. 7. The accessory structure housing the production well and controls shall be built with similar materials and aesthetics to the water treatment plant building. 8. The variance to allow the generator and transformer to be screened by landscaping is denied based on the following findings: a. There are no practical difficulties in complying with the Northeast District standard that utility service structures be screened within a building or by a Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota RES®LUTION N®. 2022-114 September 22, 2022 foot tall privacy fence. The site can accommodate a privacy fence to screen the transformer and generator south of the building. b. The conditions upon which a petition for a variation is based are not unique the parcel of land for which the variance is sought and were created by the landowners. A privacy fence could be designed in compliance with the utility service structure screening standard. c. Granting the variance will alter the essential character of the locality. Allowing the generator and transformer to be screened by vegetative material rather than a fence is not consistent with the vision for the Northeast District. d. The proposed variance would not be in harmony with the Ordinance. The adopted standard that utility service structures be screened within a building or by a six-foot privacy fence ensures a common and high -quality architectural design of developments throughout the district. e. The variance is consistent with the Comprehensive Plan but is not consistent with Northeast District standards. 9. The variance to allow an overhead door visible from County Road 116 is approved based on the following findings: a. There are practical difficulties in complying with the Northeast District standard that no overhead doors shall be visible from County Roads or residential property because the site abuts residential property to the north, east and south and County Road 116 to the west. There is no side of the building from which the overhead door is not visible from either a residential property or the County road. The overhead door is necessary for the operation of the water treatment plant and will be least impactful on neighboring homes in the current location. b. The conditions are unique to the parcel and not created by the landowner. The water treatment plant abuts residential properties on all sides and County Road 116 to the west. Abutting these properties effectively restricts the placement of an overhead door on any side of the structure. c. Granting the variation will not alter the essential character of the locality. The water treatment plant has a high level of architectural design that will enhance the property. The overhead door will face the least intrusive direction, towards the County Road, and also be screened by a higher level of landscaping provided along the west property line for a reduced building setback. d. The proposed variance is in harmony with the general purpose and intent of the Ordinance. The overhead door is proposed to face west towards County Road 116. The overhead door placement corresponds with drive aisle access from the west. The door faces County Road 116 which is less intrusive for the adjacent residential properties. Page 2 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2022-1 14 e. The variance is consistent with the Comprehensive PI to develop its own municipal water supply to supplement demands. September 22, 2022 an and will enable the City future development 10. The variance to allow an accessory structure in the front yard is approved based on the following findings. a. There are practical difficulties in complying with the Zoning Ordinance standard that no accessory structures shall be located in the front yard. The location of the production well was planned prior to the building and was selected based on the efficacy of the site, which placed the well in the northwest corner of the lot. The Northeast District guidelines require utility structures to be screened within a building or by a privacy fence. Complying with the requirement for screening in the Northeast District will place the accessory structure in the front yard of the lot. b. The conditions are unique to the parcel. As noted above, the production well location was determined to provide the highest level of functionality for the water treatment plant. The location of the production well was also determined prior to adoption of the Northeast District guidelines. Complying with the Northeast District screening guidelines requires an accessory structure for the production well in the front yard. c. Granting the variation will not alter the essential character of the locality. Staff I ecommends that the architecture for the accessory structure be designed in a style similar to the water treatment plant building. The water treatment plant is also necessary to provide water utilities to support current and future development in northeast Corcoran. The size of the accessory structure will be minimal and will also be screened by landscape vegetation along the west property line. d. The proposed variance is in harmony with the general purposes and intent of the Ordinance. The production well and controls will be housed within an accessory building, which will be further screened by landscaping along the west property line. It is not possible to locate the production well elsewhere on site. Aside from the location in the front yard, the accessory structure complies with all other standards and requirements in the Zoning Ordinance. e. The variance is consistent with the Comprehensive Plan and will enable the City to develop its own municipal water supply to supplement future development demands. building permit is required prior to beginning construction. 12. The transformer and generator shall be screened within a building or by a six-foot tall privacy fence. 13. The landscape plan shall be revised to provide additional coniferous trees. Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2022-114 September 22, 2022 FURTHER, that the following conditions must be met prior to issuance of building permits 14. Record the approving resolution and associated documents at Hennepin County and provide proof of recording to the City. 15. 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 � McKee, Tom ❑ Bottema, Jon ® Nichols, Jeremy ❑ Schultz, Alan ® Vehrenkamp, Dean VOTING NAY U McKee, Tom ❑ Bottema, Jon ❑ Nichols, Jeremy ❑ Schultz, Alan ❑ Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of September, 2022. ATTEST: Michelle Friedrich —City Clerk Tom McKee.. ` N(ayor City Seal Page 4 of 4 lennepin Count'i Propert 3AAda, A 1 l o C + AAA �1 , Date: 8/26/2022 1k Add 4 it 4 j AWAd .[,*Ad Age l AV 4 t'dV1 • f d+� r- ` . - r - �.. ti ",r 1 t At Ax IF J4 t d- ! , , i OF 0066 Y r' AM w AAA AAA A I Ip II f ry i ' ; �R of :3•1 . AE i� t yy77 ��7,��"`` "a-�A[ - • . � JJYa�• t R dAAe ro y • J.. ,rA Ad Ad AdId ' +T r y AAA NI tr ' { ♦ + � Y 1 A AA .AAA PARCEL ID: 1211923220010 OWNER NAME: City Of Corcoran AA r •t ARIP �� 4' AdA f .*&d '.» ANA � •i"r� � tee' � �.. -k :� A �. 1I __• r _ + �•, } A) ' } ; _ k%L i ,r ^; s A A ,ice f x- t r► 4 k r . w I. PARCEL ADDRESS: 10120 Co Rd No 116,Corcoran MN 55374 PARCEL AREA: 3.25 acres, 141,705 sq ft -T-B A t M : Abstract SALE PRICE: SALE DATE SALE CODE: ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Residential HOMESTEADa Homestead MARKET VALUE: $34,000 TAX TOTAL: $448.61 ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Vacant Land -Residential HOMESTEAD: Non -Homestead MARKET VALUE: $143, 000 1 1 inch = 200 feet Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and kill) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from thisdata. COPYRIGHT ©HENNEPIN COUNTY 2022 II f ry i ' ; �R of :3•1 . AE i� t yy77 ��7,��"`` "a-�A[ - • . � JJYa�• t R dAAe ro y • J.. ,rA Ad Ad AdId ' +T r y AAA NI tr ' { ♦ + � Y 1 A AA .AAA PARCEL ID: 1211923220010 OWNER NAME: City Of Corcoran AA r •t ARIP �� 4' AdA f .*&d '.» ANA � •i"r� � tee' � �.. -k :� A �. 1I __• r _ + �•, } A) ' } ; _ k%L i ,r ^; s A A ,ice f x- t r► 4 k r . w I. PARCEL ADDRESS: 10120 Co Rd No 116,Corcoran MN 55374 PARCEL AREA: 3.25 acres, 141,705 sq ft -T-B A t M : Abstract SALE PRICE: SALE DATE SALE CODE: ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Residential HOMESTEADa Homestead MARKET VALUE: $34,000 TAX TOTAL: $448.61 ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Vacant Land -Residential HOMESTEAD: Non -Homestead MARKET VALUE: $143, 000 1 1 inch = 200 feet Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and kill) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from thisdata. COPYRIGHT ©HENNEPIN COUNTY 2022