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HomeMy WebLinkAboutResolution 2023-85 Red Barn Pet Retreat CUP and Site Plan Resolution RevisedCity of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Motion By: Nichols Seconded By: Schultz September 28, 2023 HERES, Daniel Benjamin ("the applicant") requests approval of a site plan and permit for "Red Barn Pet Retreat," a commercial development on property legally de follows: See Attachment A RA ,the Planni recommends approval; conditional use scribed as ng Commission reviewed the plan at a duly called Public Hearing and NO ,THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a site plan and conditional use permit, subject to the following conditions: 1. A site plan and conditional use permit are approved to allow for the construction of building addition as shown on the application received by the City on April 18, 2023 and revisions received on May 10, 2023 and August 18, 2023, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the comprehensive plan amendment, rezoning and preliminary plat for "Red Barn Pet Retreat." 3. No approval is granted or implied for the future 4,000 sq. ft. building shown on the plans. 4. The Red Barn driveway location off the future public street should be located as far north as possible to allow for better stacking, site circulation and business operations into the future as the other sites are developed. The applicant will be required to comply with all technical requirements of the attached engineering memo, public safety memo and fire memos. 5. The Council finds that the parking plan with 61 parking stalls, where 88 stalls would be required for a similar use, is adequate for the use as described based on the findings in the staff report. However, if the City documents a parking problem on site, the applicant will be required to add additional parking on site to address demand. 6. Stormwater plans must be approved by Elm Creek Watershed Management Organization. 7. No approval is granted or implied for the future 4,000 sq, ft. building shown on the plans. 8. A conditional use permit is approved to allow a commercial kennel subject the following conditions and findings: Page 1 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2023-85 September zo, 2023 a. Business operations must continuously remain in compliance with Chapter 81 (Animals) of the City Code. b. Business operations must be contained to Lot 1 of the "Red Barn Pet Retreat" plat. c. The site design must be revised to satisfy standards for emergency services. d. Animal play groups will be under supervision by staff outside at all times and steps to mitigate excessive uninterrupted barking will be taken if it occurs. O Normal dog play and the sounds that go with it do not constitute a violation.. e. Applicable criteria are satisfied as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. i. The use complies with the Comprehensive Plan, including public facilities and capital improvement plans. Granting the conditional use permit will support the expansion of an existing business that is proven to be viable and responsible for the needs of the community. This satisfies Goal 3 and Goal 4 of the Land Use chapter in the 2040 Comprehensive Plan. ii. The establishment and ongoing use of the commercial kennel will promote the general public welfare by meeting the pet care needs of the surrounding residents and community. The intentional design of the building reflects Corcoran's rural character and pushes the building as far southeast from the nearby residential area as doable for the overall site design. The exterior play yards will be enclosed by a 7400t tall privacy fence to significantly reduce any sound created by the dogs. The company has a "no bark policy" to promote a calm and peaceful environment. The applicant commits to not allowing dogs to bark uncontrolled while outside. iii. The commercial kennel will not be injurious to the use, enjoyment, and property values of surrounding properties. The site design and business model minimize sound and barking to the extent possible. The applicant has operated his business out of his home since 2017. The City is not aware of any complaints to suggest the use is injurious to the neighborhood, and there is no evidence the property values of the surrounding area are negatively affected by the business. The establishment of the commercial kennel with the above listed conditions will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. v. Adequate public facilities can be reasonably provided to accommodate commercial use as confirmed in the feasibility study completed for the project. The applicant shall be responsible for improvements to accommodate the site. Reasonable modifications to the site design as required above will allow for emergency services to navigate the site. Page 2 of 7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2023-85 September 28, 2023 vi. The conditional use conforms or can reasonably conform with modifications included as conditions of approval, to the regulations of the C-2 zoning district and the Northeast District. vii. The commercial kennel and site can reasonably conform to performance standards as specified by the Zoning Ordinance with required modifications to the submitted plans. 9. Trees, ponds, curb, retaining walls and other private improvement shall be located outside of the public street easement and drainage and utility easement. a. If the City determines that encroachments are necessary, the applicant will be required to enter into an encroachment agreement with the City. 10. All signage must comply with the standards in Chapter 84 of the City Code and a sign permit for each sign prior to construction of the signs. 11. The Council approves fiber -reinforced cement board siding with a minimum thickness of Y4 inch lap and shake with a thickness of 1/2 inch to be used as a Class I material for this commercial building to satisfy the bu ilding standards of the Northeast District Plan and 12. Prior to approval of the final plat, the plans musfi be revised to show the following: a. The plans must change "Steig Road" to "Stieg Road." b. Confirmed impervious surface calculations. c. The location of all trails on Lot 1 must be shown on the plans to ensure compliance with all setbacks. If grading is required for the trails, they must be shown on the grading plan as well. d. Sheet 3 of the civil drawings shows a 20-foot setback along CSAH 101 where 100 feet is required and must be updated. e. Utility plan must correctly label Outlot A and Lot 1. f. Bike rack details. g. Fence details. h. Details for refuse storage must be provided. i. Show the storage location on the plans. ii. Refuse storage must comply with Section 1060.020 of the code. i. Placement of mechanical equipment and/or utility service structures. i. These items must be screened in compliance with Section 1060.030 and Appendix C in the Zoning Ordinance. Page 3of7 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 September 28, 2023 j. A lighting plan must be submitted for any exterior lighting. This must be in compliance with Section 1060.040 of the Zoning Ordinance. Light fixture details must be provided. k. The too must be modified as follows: i. Screening o fat least 3 feet in height must be provided on the entirety of the south and east from public streefis. g lot layout is inconsistent between the site layout and g plans. All plans must be revised for consistency. he park in in portion of the parking lot to screen vehicle headlight I. The landscaping plan must be modified as follows: i. Revised to provide details as required in Section 1070.050, Subd. 6(E) of the Zoning Ordinance. ii. A minimum of 35 overstory trees, 6 understory trees and 111 shrubs trees are required and must be shown on the landscaping plan. III. Specific species must be identified. No more than 33% of the required trees can be of the same species. Species must comply with the planting list in Appendix C. iv. More vegetation should be placed within the area that will eventually serve as the required buffer from the public sidewalk along the future roadway. The buffer must consist of shade trees, low shrubs, or perennial flowers and a 3-4 ft. tall decorative fence or masonry wall. v. Bio-retention pond details must be provided. vi. Wetland buffers, plantings, seeding areas, and monument signs shall be shown on the landscape plan. vii. A maintenance plan must be submitted for native grasses. viii. An establishment and maintenance plan for the wetland buffer must be submitted. An Lawn sprinklers/irrigation systems to limit unnecessary watering. (if provided) shall all have rain sensors x. City landscape details must be provided in the plans. I Landscape plans must be signed by a landscape architect. The turf plan and landscape plan do not match and must be updated to ensure consistency with each other and with City standards. m. A chloride management plan mut be submitted for approval. n. Details must be provided to confirm the presence of three resiliency strategies. o. Updated architectural plans must be submitted that reflect the following: i. Thickness of the stone veneer utilized on the building plans is at least 5/8 inches. ii. Building code details. iii. Building square footage. iv. Calculations used to inform parking and landscaping requirements. v. Materials details, samples and color palette to ensure compliance with the code. City of Corcoran County of Hennepin State of Minnesota RESOLUTION No. 2023-85 September zo, zuzj 13. The applicant must enter into an encroachment agreement for the private driveway within the City right-of-way. 14. The applicant must connect to municipal sanitary sewer. 15. If water services from Maple Grove cannot be provided prior to the availability of Corcoran's water supply, the applicant must: a. Provide a private well permitted with the Minnesota Department of Health. b. Review fire suppression plan with the building official. c. Apply for an receive a variance to allow development in the M USA in advance of municipal water service 16. As part of the final plat application, the applicant must enter infio a Developers Agreement to cover the public and private improvements for the project. This must be executed by the developer and the City, financial guarantees in place and fees paid. 17. A building permit is required prior to beginning construction. 18. FURTHER, the following conditions must be met prior to issuance of building permits: a. Record the approving final plat, resolutions and associated documents with Hennepin County and provide proof of recording to the City. b. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. c. Plans must be submitted to confirm the metal roof material for the front porch overhang meets the following standards: i. Compliance with the MN State Building Code. ii. Has ahigh-quality commercial thickness/weight. 19. FURTHER, the following conditions must be met prior to release of remaining escrow: a. 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. b. 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. 20. 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 NO. 2023-85 VOTING AYE ® McKee, Tom ® Bottema, Jon ® Nichols, Jeremy ® Schultz, Alan Vehrenkamp, Dean September 28, 2023 VOTING NAY ❑ McKee, Tom ❑ Bottema, Jon ❑ Nichols, Jeremy ❑ Schultz, Alan, Jeremy ❑ Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ATTEST: Y Michel�`e Friedrich —City Clerk m Mcl�ee -Mayor City Seal Page 6 of 7 City of Corcoran County of Hennepin State of Minnesota September 28, 2023 Legal Description Prior to Subdivision: Outlot A, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. Anticipated Legal Description Upon Subdivision: Lot 1, RED BARN PET RETREAT ADDITION, Hennepin County, Minnesota° Page 7 of 7