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HomeMy WebLinkAboutResolution 2022-124 Water Tower Preliminary Plat, Final Plat, SP, Variance-3City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2022-124 Motion youottema Seconded By: Nichols October 27, 2022 A RESOLUTION TO APPROVE A SITE PLAN AND VARIANCES FOR "HOPE PLACE SECOND ADDITION" AT 19951 OSWALD FARM ROAD (PID 11-119-23-14-0004) (CITY FILE NO. 22-057) WHEREAS, the City of Corcoran and Hope Ministries International Inc. have requested approval of a site plan and variances to allow for the development of a water tower on the property legally described as: Lot 1, Block 2, HOPE PLACE, 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 CIT OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a site plan and variances, subject to the following conditions: 1. Site plan and variances are approved to allow for the construction of a water tower as shown on the applicant and plans received by the City on August 19, 2022, and additional materials received on September 6, 2022, September 19, 2022 September 27, 2022, and September 28, 2022, except as amended by this resolution. 2. The approvals are granted for either the 750,000 gallon or 1,000,000 gallon capacity water tUV er option. 3. The applicant must comply with the Public Safety Plan review comments dated September 27, 2022. 4. The administrative permit required for essential services is approved, subject to the conditions in this resolution. 5. A 6-foot screening fence shall be built to enclose the electric transformer as required by the Northeast District Plan and Design Guidelines. 6. The variance to allow the 1.2-acre lot in the PI zoning district, where 15 acres is required for essential services is approved based on the following findings: a. There are practical difficulties in complying the Zoning Ordinance. The proposed water tower lot is boxed in by the existing cemetery, church parking lot and a public right-of-way and could therefore not be expanded to meet the 15-acre requirement. It is appropriate to locate this type of public use in the PI zoning district. The lot size is appropriate for essential services and is consistent with the minimum lot size required in all other zoning districts. The PI district lot size is larger to accommodate planned institutional uses. Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2022-124 October 27, 2022 b. The conditions are unique to the parcel and were not created by the landowner. As noted above, the proposed lot abuts a cemetery to the northwest, a church parking lot to the northeast and a public right-of-way to the south. Abutting these properties effectively restricts the size of the proposed lot. c. Granting the variation will not alter the essential character of the locality. The PI district was created to provide municipal services to the general public, so a water tower is consistent with the purpose of the district. Siting the water tower on a smaller lot that is more in line with the needs for the operation of a water tower will not create any harmful effects to nearby propertie the area. s nor alter the overall character of d. The proposed variance is in harmony with the general purposes and intent of the Ordinance. Section 1030.090 requires that parcels of land for essential services in Agricultural and Residential zoning districts be at least one acre in size. In all other districts, the minimum lot area is required to be at least 1.5 times the minimum lot area required in the zoning district. This is to account for districts where the minimum lot size is significantly smaller than one acre. The minimum lot size in PI districts is 10 acres in order to accommodate typical uses such as educational facilities and places of worship. This requirement does not reflect instances where essential services would be sited in a PI district, which need a much smaller area to operate from. The one -acre lot size requirement is more in line with the intent of the Ordinance. e. The variance will enable the development of this facility which will support the existing and future development of the Northeast District. The Comprehensive Plan expects the City to develop its own municipal water supply to supplement projected future demands. Approval of the variance will allow the water tower to be built as identified in the Comprehensive Plan. 7. The variance to allow an overhead door visible from County Road 30 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. The water tower site is currently about 500 feet north of County Road 30 and is separated by Oswald Farm Road and a vacant parcel that is planned for future development. The water tower entrance must face south to be accessible from the driveway and to minimize disturbance to the adjacent cemetery and church. Moving the overhead door location would require additional paving to extend the driveway. The overhead door is necessary for the operation of the water tower and will be least impactful on neighboring uses in the current location. Additionally, once development on the vacant lot just south of the water tower site has occurred, the overhead door will not be visible from County Road 30. b. The conditions are unique to the parcel and the water tower use and were not created by the landowner but are results of the characteristics of the parcel of land available for a water tower. As noted above, the water tower abuts a cemetery to Page 2 of 4 City of Corcoran County of Hennepin state of Minnesota RESOLUTION No. 2022-124 October 21, 2022 the northwest and faces County Road 30 to the south on the other side of vacant property. c. Granting the variation will not alter the essential character of the locality. The overhead door will face the least intrusive direction, towards the public street and away from the church. The door will be buffered by landscaping proposed between the water tower and Oswald Farm Road. Moving the water tower door to the east or west would make the overhead door visible from County Road 116 or residential property. Turning the water tower to face would require additional paving for access and would face the existing cemetery and church. d. The wafter tower is necessary to provide municipal water to support current and future development in northeast Corcoran. The proposed variance is in harmony with the general purposes and intent of the Ordinance. The overhead door is proposed to face south, which is less intrusive for the existing adjacent uses. The purpose of this design guideline was to prevent visible industrial equipment and overhead doors on properties abutting County Roads. The water tower site will be abutting a local road in keeping with the intent ofthe Ordinance. e. The variance will enable the development of this facility which will support the existing and future development of the Northeast District. The Comprehensive Plan expects the City to develop its own municipal water supply to supplement projected future demands. 8. The variance to allow fora 37-foot drive aisle setback is approved based on the following findings: a. There are practical difficulties in complying with the City Code requirement that drive lanes be set back at least 50 feet from the front property line. The water tower is set back as far as possible while leaving enough room between it and the existing cemetery and church. The proposed location is 126 feet from the cemetery, 98 feet from the church parking lot and 200 feet from the church building. b. The conditions are unique to the parcel and were not created by the landowner. As noted above, the water tower abuts a cemetery to the northwest and a church parking lot to the northeast. The location of these existing uses and a desire to keep separate from them restricts the placement of the water tower and the drive aisle to access it. c. Granting the variance will not alter the essential character of the locality. The water tower is located so as not to disturb th for a substantial drive aisle setback. e existing cemetery, while still allowing space d. The water tower is also necessary to provide water utilities to support current and future development in northeast Corcoran. The proposed variance is in harmony with the general purposes and intent of the Ordinance. The drive aisle is needed to access the water tower and its location is the least intrusive option for the existing adjacent uses. Page 3 of 4 T qq -iennepin Count Properst 2M ,r , �� `' �*» 4. Not ` t AIs PL 4 . �. y Al •� M rr of 4 NIL ' k ;sps All !04 Not .' + y� ^t b dd Nilfir s' so I u� MtiA • J�. Nis �, ` 1!'. " `.t ..s < s :.,' 11 sip,M r11 _+i,,OkS NIP sip W NIL t r Opp Am W 44 M 40.J # 4 4 r� . + - .:s.' � O rr y •-., r _ •I . spot Ilk , .. N ` ,",IP ` 4,6 1jT4 It �. it PARCEL ins 1111923140004 OWNER NAME: Hope Ministries Interntl Inc PARCEL ADDRESS: 19951 Oswald Farm Rd,Corcoran MN 55374 PARCEL AREA: 28.93 acres, 1,260,174 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Farm HOMESTEAD: Non -Homestead MARKET VALUE: $611200 TAX TOTAL: $655.48 ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Farm HOMESTEAD: Non -Homestead MARKET VALUE: $61,200 Date: 9/27/2022 M .rr r' -i ! .♦ dr - 1 inch = 400 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 (iii) 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 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2022-124 October 21, 2022 e. The variance will enable the development of this facility which will support existing and future development of the Northeast District, The Comprehensive expects the City to develop its own municipal water supply to supplement future demands. 9. g A building permit is required prior to beginninconstruction. he t Plan projected FURTHER, that the following conditions must be met prior to issuance of building permits 10. Record the approving resolution and associated documents at Hennepin County and provide proof of recording to the City. 11. Approvals shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 12. Facilities and equipment shall be removed within six months of becoming unnecessary or obsolete. VOTING AYE ® 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 27th day of October 2022. ATTEST: Michell Friedrich —City Clerk Tom McK�e -Mayor Cify Seal Page 4 of 4