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HomeMy WebLinkAboutResolution 2023-80 SP and CUP 23730 HWY 55City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Motion By: BOtfiema Seconded By: Vehrenkamp September 28, 2023 APPROVING A SITE PLAN AND CONDITIONAL USE PERMIT FOR THE PROPERTY LOCATED AT 23730 HIGHWAY 55 (PID 31 A I M3-33-0001) (CITY FILE NO. 23=016) HEREAS, Craig Scherber, (the "applicant"), is requesting approval of a conditional use permit for the property located at 23730 Highway 55, legally follows: See Exhibit A site plan and described as HEREAS, the Planning Commission has reviewed the site plan and conditional use permit request at a duly called Public Hearing and recommends deni al based on the finding that the WHEREAS, the applicant revised plans to eliminate the two buffer setback and variances; 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 conditional use permit are approved to allow for the construction of six buildings for a mini storage/self storage facility as shown on the application and plans received by the City on June 20, 2023 and additional information received on July 10, 2023, July 13, 2023, July 19, 2023 and September 28, 2023, except as amended by this resolution. 2. Approval of the site plan and conditional use permit is contingent upon approval of the requested rezoning and variance. 3. A conditional use permit is approved, subject to the finding that the applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Zoning Ordinance have been met, specifically: a. The proposed mini storage/self storage use is consistent with the commercial uses anticipated for areas guided Light Industrial in the Comprehensive Plan. The proposed use does not impact public facilities and capital improvement plans. 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 if the conditions of approval are met. 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 or in property values within the neighborhood. The proposed use is a conditional use in the I-1 district and the applicant has Page 1 of 6 City of Corcoran County of Hennepin State of Minnesota September 28, 2u3 RESOLUTION NO. 2023-80 provided adequate buffer yards and buffer landscaping to adjacent properties in less intensive zoning districts. d. The establishment of the conditional use will not im p the normal and orderly development and improvement of surrounding property for uses district. permitted in the e. The site is located within the MUSA but municipal sewer and water are not available to the site, nor will private utilities be provided. The proposed use does not require sewer or water in order to operate. f. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 4. The conditional use permit must comply with the criteria as outlined in Section 1040.090, Subd. 4 of the Zoning Ordinance, specifically: a. Units will no be used for retailing, auto repair, human habitation or any commercial acti vity, except as allowed by Section 1040.090. b. The only proposed use for the site is a mini storage/self storage facility. No retail sales of goods Or purchases will be allowed and no office space will be provided on site for staff or customers. No hazardous or flammable materials are allowed for storage on the property. n No exterior storage or ov walls ght parking (outside of units) is allowed e. Each unit is secured by the of the structure and all unit doors face inwards and away from residential property lines as much as possible. f. No extended employee presence is planned for the mini storage/self facility. As such, no sanitary facilities are provided on the site. rn The applicant must comply with all c September 20, 2023. storage onditions in the City Engineer's memo dated The applicant must comply with the Public Safety Plan review comments dated July 24, 2023. 7. Revised architectural plans shall be provided to reflect the updated building sizes as shown on the September 8, 2023 site plan. 8. Prior to initiation of grading or any other site work, the applicant must provide a turning radius exhibit to ensure that emergency vehicles can safely move throughout the site and update the site plan as needed to ensure compliance. City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2023-80 September 28, 2023 9. The applicant is responsible for obtaining an access permit from MnDOT for the driveway connection and pond access. 10. The applicant is responsible for obtaining approval and financing any required improvements from MnDOT including for any work within or affecting the MnDOT right- of-way. 11. The plans must be revised to show all signs in the Highway 55 and City of Greenfield rights -of -way adjacent to the new access road. The applicant is responsible for obtaining approval from sign owners for removing and relocating road signs where the proposed access drive is situated. 12. The landscape plans shall be revised to show the pond access drive and relocate all landscaping outside the access drive. 13. The existing driveway and access to the residential building on 23730 Highway 55 shall be removed. 14. When the public street (as shown in the Southwest District Guidelines) along the west property line is constructed, the private access the private access shall be removed and access to the property shall be provided via a new curb cut on the public street subject to City engineering standards. light fixture cut sheet and photometric plan must be provided to the City to ensure compliance with Zoning Ordinance standards for lighting. 16. All permanent wetland buffer monument signs must be erected along the wetland buffer line as 111 by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland buffer monument signs must be purchased from the City. b. Wetland buffer monument signs must be installed on treated 4"x4" wooden posts. c. The installation of wetland monument buffer signs according to the approved plan must be certified by a registered land surveyor. d. Wetland buffers must be planted and inspected by the City prior to issuance of building permits. e. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8 of the Zoning Ordinance. i. If existing wetland buffers are proposed to remain, the City's wetland buffer specialist must inspect and confirm existing buffers are undisturbed and in an acceptable condition. detailed wetland buffer establishment plan and wetland buffer maintenance agreement must be provided for review and approval by the City. 18. Drainage and utility easements shall be provided over all wetlands, wetland buffers and ponds. 19. Sign permits will be required prior to the installation of any signs. Page 3 of 6 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2023-80 September 28, 2023 20. If trees marked for preservation are removed during construction the applicant shall be required to provide an equivalent caliper -inch replacement for the lost trees. 21. Once consfiructed, the future street and easement area may serve as a natural buffer yard to the west. The combination of space and landscaping is adequate to meet the intent of the buffer ordinance. 22. A lighting plan and lighting cut sheets shall be provided for review and approval by the City. 23. A building permit is required prior to beginning construction. FURTHER, that the following additional conditions must be met prior to issuance of building permits: 24. The developer shall enter into a site improvement performance agreemenfi and submit a financial guarantee for the work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 25. Cost estimates for the proposed development shall be provided to the City for use in the Site Improvement Performance Agreement. 26. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. 27. Easement exhibits in recordable form shall be provided for the following: a. Drainage and Utility Easements over stormwater ponds and wetlands and wetland buffers. b. Street Easement. c. Buffer yards. d. Encroachment Agreement 28. The following documents must be approved by the City Attorney: a. Site Improvement Performance Agreement. b. Drainage and Utility Easements. c. Street Easement. d. Buffer Yard Conservation Easement s. e. stormwater Maintenance Agreement. f. Wetland Buffer Maintenance Plan g. Encroachment Agreement h. Rental/Lease Agreement. 29. The following documents must be recorded at Hennepin County and proof of recording provided to the Cifiy: a. Approving Resolutions. b. Site Improvement Performance Agreement. c. Drainage and Utility Easements. Page 4 of 6 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 d. Street Easement. e. Buffer Yard Conservation Easements. f. Stormwater Maintenance Agreement. g. Wetland Buffer Maintenance Plan h. Encroachment Agreement i. Rental/Lease Agreement. September 28, 2023 FURTHER, that the following conditions must be met prior to release of remaining escrow: 30. Any request for the City 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 (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. 31. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 32. 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 ❑ McKee, Tom ❑ Bottema, Jon ® N ichols, Jeremy ® Schultz, Alan ❑ Vehrenkamp, Dean In/hereupon, said Resolution is hereby declared adopted on this 28t" day of September, 2023. ATTEST: r. Mic e e Friedrich -City Clerk T�m McKee -Mayo r City Seal Page 5 of 6 City of Corcoran County of Hennepin State of Minnesota THAT THAT PART OF SW 1 / AS FOLLOWS: September zo, 2u3 RESOLUTION NCO. 2023-80 Exhibit A 4 OF SECTION 317 TOWNSHIP 1191 RANGE 231 DESCRIBED BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD.