HomeMy WebLinkAboutRES 2006-13 APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE FOR PROPERTY LOCATED SOUTH OF COUNTY ROAD 30 AND EAST OF COUNTY ROAD 19 cinr oF coRCO�►N
RESOLUTION 2006-13
APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE
FOR PROPERTY LOCATED SOUTH OF COUNTY ROAD 30 AND EAST OF
COUNTY ROAD 19 (PIN 07-119-23-42-0006).
WHEREAS, Doboszenski and Sons, inc. has requested approval of a site plan,
conditional use permit and variance for the property legally described as follows:
That part of the following described tract that lies North of the South line of the
North 1347.65 feet of said Southeast Quarter.
That part of the Southeast Quarter of Section 7, Township 119, Range 23,
described as follows:
Beginning at a point on the West line of said Southeast Quarter distant 629.00
feet North from the Southwest corner of said Southeast Quarter; thence East,
parallel with the South line of said Southeast Quarter, 1155.00 feet, thence
North, parallel with said West line 251.00 feet; thence East parallel with said
South line to the intersection with the hereinafter described "Line A"; thence
Northerly, along said Line A, to the intersection with the south line of the North
563.00 feet of said Southeast Quarter; thence West, along said South line of
the North 563.00 feet, to the West line of said Southeast Quarter; thence
South, along the West line of said Southeast Quarter, to the point of
beginning;
Line A is described as follows:
Commencing at a point on the North line of said Southeast quarter distant
990.00 feet West from the Northeast Comer of said Southeast Quarter, thence
South, parallel with the East line of said Southeast Quarter, 879.95 feet to the
point hereinafter referred to as "Point A", thence continue South, parallel with
said East line, to the South line of said Southeast Quarter and the point of
beginning of said Line A; thence Northerly to a point distant 6.29 feet East
from said point A, as measured along a line which passes through said Point A
and which is parallel with said North line; thence Northerly to the point of
commencement and there terminating.
WHEREAS, the Planning Commission reviewed this request at a duly called
Public Hearing;
Resolution 2006-13
Page 2
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does
approve the site plan and conditional use permit, subject to the following findings
and conditions:
1. The Site Plan is approved in accordance with the plans and application
received on January 23, 2006 and the revisions received on February 8,
2006, February 16, 2006 and February 27, 2006, except as amended by
this resolution.
2. The Conditional Use Permit for Contractor's Operation with outside
storage and processing is approved based on the finding that the
conditional use permit standards have been met. Specifically:
a. The proposed use is consistent with the Comprehensive Plan and CR
zoning district, which is intended for "contractor's yards and similar
uses°. There is adequate space on site to accommodate the required
well and septic to support the proposed uses.
b. The proposed use complies with all of the required setbacks and will
provide good buffers to the adjacent land uses if the recommended
conditions of approval regarding landscaping are adopted.
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. The proposed use is consistent with the uses
planned for the CR district.
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 proposed use is consistent with the
uses anticipated in the CR zoning district.
e. Adequate public facilities are available to the site.
f. Provided the recommended conditions of approval are adopted, the
conditional use will conform to the applicable regulations of the district.
g. Provided the recommended conditions of approval are adopted, the
conditional use will conform to the performance standards of the
ordinance.
3. A variance from the landscape standards requiring 97 overstory trees and
161 shrubs is approved, subject to the following:
a. The variance standards have been met.
Resolution 2006-13
Page 3
b. The applicant is proposing to preserve trees on the north and east
property lines. Removal of these trees would allow adequate space
to provide the required plantings, but would be counterproductive
as it would require removal of larger, more established trees than
would be planted.
c. The proposed landscape plan meets the spirit and intent of the
ordinance.
d. Additional plantings should be provided on the west side of the
maintenance and repair buildings.
4. A variance from the building materials standards is approved, subject to
the following:
a. The variance standards have been met.
b. The quality of materials on the office building combined with the
materials proposed on the maintenance and repair buildings meet
the purpose and intent of the ordinance.
c. The plans shall be revised to provide 2-foot box overhangs on the
north, south and west building elevations. No overhang is required
on the east where building expansions are likely in the future.
5. Materials processing is proposed on site.
a. These processing areas may include storage piles as high as 35
feet.
b. These storage and processing areas shall only occur on areas
identified for such uses on the plan and must comply with all
structure setback requirements.
c. The storage and processing areas shall not be allowed to encroach
into any wetland buffer areas.
d. Processing is defined as materials crushing/recycling, screening of
topsoil, etc. Processing does not including operation of equipment
or loading trucks/equipment.
e. Processing hours shall be limited to the following hours: 7:00 a.m.-
6:00 p.m. Monday-Friday and 7:00 a.m.-noon on Saturday.
6. The Building Inspector must approve the soil percolation tests and septic
system designs prior to issuance of building permits. A primary and
secondary septic site must be staked and fenced prior to beginning any
construction on site.
7. The septic sites must be individually fenced with steel posts and snow
fencing, which must be left in place until issuance of a Cert�cate of
Occupancy. However, the permanent fencing must be retained around
the alternate septic site within the Great River Energy easement to protect
the site from unintentional damage from equipment.
r �
Resolution 2006-13
Page 4
8. Great River Energy must approve the primary and secondary septic
locations, final grades and design within their easement.
9. The plans must be revised to clearly identify the new Hennepin County
easement line on County Road 19.
10.The plans must be revised to clearly identify the planned Hennepin County
trail east of County Road 19.
11.A11 required setbacks from County Road 19 shall be dimensioned from the
new County Road 19 easement. The plans must be revised to show the
proposed setbacks from this location.
12.The plans shall be revised to show compliance with the parking lot
dimensional requirements to provide minimum parking stall dimensions
(9'x18.5') and minimum drive aisle width between parking stalls (26 feet).
13.A 66-foot right-of-way easement should be provided south of the subject
property and the landowners shall preserve this area for a future road, to
accomplish the City's transportation needs as identified in the
Comprehensive Plan.
a. A copy of this easement must be submitted for City review and
approval. The easement shalt be filed at Hennepin County.
b. Proof of recording shall be provided to the City prior to issuance of
building permits.
14.Building, parking and drive aisle setbacks from the south property line
shall be measured from the planned street easement and shall comply
with the following minimum setbacks from this future road easement:
a. Building setback minimum = 50 feet
b. Parking and Drive Aisle setback minimum = 10 feet
15.Concrete curb (or other materials approved by the City Engineer) shall be
provided around the perimeter of the parking lot. The ptan shall be
revised to show the required curb on the east side of the parking lot
adjacent to the future parking area.
16.The trees on the east property line shall be preserved to the extent
possible and the trees on north as shown on the site plan. The plans shall
be revised to show tree preservation fencing around the trees to be
preserved.
17.The landscape plan shall be revised to comply with the minimum planting
size requirements as identified in the Zoning Ordinance.
/ �
Resolution 2006-13
Page 5
18.A11 rooftop and ground mounted mechanical equipment shall be screened.
The appiicant must submit revised plans to ensure compliance with this
requirement.
19.The office building shall be finished with cement-board siding and brick
wainscoting on all four elevations and asphalt shingles.
20.A lockbox shall be provided on the building for Fire Department use.
21.The plans must be revised to dimension the height of the office building.
22.The freestanding light fixtures shall not exceed 30 feet or the height of the
office building, whichever is less.
23.The light fixtures must comply with the 90-degree cutoff requirement for all
fixtures. The light fixtures in the processing area must be revised to
comply with this requirement.
24.Approval is subject to review and approval of the wetland delineation and
mitigation plan by the Watershed District.
25.Approval is subject to review and approval of the wetland mitigation plan
by Great River Energy for that work located within their easement.
26.Drainage and utility easements shall be provided over all ponds and
wetlands. The easement documents must be provided for review and
approval by the City attorney.
27.Wetland buffer monuments must be provided at the property line and
where needed to show the contours of the buffer, but not less than 200
feet. The plans must be revised to meet this requirement.
28.Wetland buffer monuments must be placed by the applicant prior to
issuance of a cert�cate of occupancy.
29.Park dedication shall be cash in lieu of land based on the park dedication
rate in place at the time of building permit issuance.
30.Proof of recording of the driveway easement must be submitted to the City
prior to issuance of building permits.
31.Staff will work with the developer to identify the locations and number of
curb cuts on the future public street on the south property at the time of
road construction.
r � ,
Resolution 2006-13
Page 6
32.The proposed fuel area must comply with all City and State requirements.
Details must be submitted for review and approval by the City as part of
the building permit application.
33.If a security gate is planned on site, the plans must be revised to show the
fence location. The proposed fencing must comply with all City
requirements and must be submitted for City review and approval prior to
issuance of building permits.
34.The approval will allow the applicant to move the existing business from
the Pioneer Lane site. The operation of Doboszenski & Sons business
must cease to operation on the Pioneer Lane site within 6 months of
issuance of a Certificate of Occupancy on the County Road 19 site.
35.The applicant must comply with all conditions in the City Engineer's memo
dated February 10, 2006.
ADOPTED by the City Council this 23`� day of March 2006.
VOTING AYE VOTING NAY
X Cossette, Tom Cossette, Tom
X_Grabowski, Chuck Grabowski, Chuck
X Jacobs, Paul Jacobs, Paul
X_Lymangood, Chuck Lymangood, Chuck
_X Thomas, Ron Thomas, Ron
����-�
Tom Cossette, Mayor
City Sea/
ATTEST:
�...-.,-�
Bea Lindberg, City Cle
��.
. . . . ' �
Doc No 4241582 03/29/2006 03:00 PM
Certified filed and or recorded on above date:
Office of the Registrar of Titles
Hennepin County, Minnesota
Michael H. Cunniff, Registrar of Titles
TranslD 204497 Deputy 20
New cert Cert Fees
1105317 $1.50 AF
$10.50 STATEFEE
$34.00 TDOCFEE
$0.00 TSUR
$46.00 Total
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CITY OF CORCORAN
COUNTY OF HENNEPIN
STATE OF MINNESOTA
The undersigned duly qualified and City Clerk of the City of Corcoran hereby certifies
that attached hereto is a copy of Resolution#2006— 13, adopted by the Corcoran City
Council on March 23, 2006, on file in the of�ice of the City Clerk, City of Corcoran.
Dated this 24th day of March 2006.
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CITY OF CORCORAN
RESOLUTION 2006-13
APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE
FOR PROPERTY LOCATED SOUTH OF COUNTY ROAD 30 AND EAST OF
COUNTY ROAD 19 (PIN 07-119-23-42-0006).
WHEREAS, Doboszenski and Sons, Inc. has requested approval of a site pian,
conditional use permit and variance for the property legally described as follows:
That part of the following described tract that lies North of the South line of the
North 1347.65 feet of said Southeast Quarter.
That part of the Southeast Quarter of Section 7, Township 119, Range 23,
described as follows:
Beginning at a point on the West line of said Southeast Quarter distant 629.00
feet North from the Southwest corner of said Southeast Quarter; thence East,
parallel with the South line of said Southeast Quarter, 1155.00 feet, thence
North, parallel with said West line 251.00 feet; thence East parallel with said
South line to #he intersection with the hereinafter described "Line A"; thence
Northerly, along said Line A, to the intersection v��ith the south tine of the North
563.00 feet of said Southeast Quarter; thence West, along said South line of
the North 563.00 feet, to the West line of said Southeast Quarter; thence
South, along the West line of said Southeast Quarter, to the point of
beginning;
Line A is described as follows:
Commencing at a point on the North line of said Southeast quarter distant
990.00 feet West from the Northeast Corner of said Southeast Quarter, thence
South, parallel with the East line of said Southeast Quarter, 879.95 feet to the
point hereinafter referred to as "Point A", thence continue South, parallel with
said East line, to the South line of said Southeast Quarter and the point of
beginning of said Line A; thence Northerly to a point distant 6.29 feet East
from said point A, as measured along a line which passes through said Point A
and which is parallel with said North line; thence Northerly to the point of
commencement and there terminating:
WHEREAS, the Planning Commission reviewed this request at a duly called
Public Hearing;
� 'Resolution 2006-13
Page 2
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does
approve the site plan and conditional use permit, subject to the foilowing findings
and conditions:
1. The Site Ptan is approved in accordance with the plans and application
received on January 23, 2006 and the revisions received on February 8,
2006, February 16, 2006 and February 27, 2006, except as amended by
this resolution.
2. The Conditional Use Permit for Contractor's Operation with outside
storage and processing is approved based on the finding that the
conditional use permit standards have been met. Specifically:
a. The proposed use is consistent with the Comprehensive Plan and CR
zoning district, which is intended for "contractor's yards and similar
uses". There is adequate space on site to accommodate the required
well and septic to support the proposed uses.
b. The proposed use complies with all of the required setbacks and will
provide good buffers to the adjacent land uses if the recommended
conditions of approval regarding landscaping are adopted.
c. The conditional use will not be injurious fo the use and enjoyrnent of
other property in the immediate vicinity for the purposes already
permitted, nor substantially diminish and impair property values within
the neighborhood. The proposed use is consistent with the uses
planned for the CR district.
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 proposed use is consistent with the
uses anticipated in the CR zoning district.
e. Adequate public facilities are available to the site.
f. Provided the recommended conditions of approval are adopted, the
conditional use will conform to the applicable regulations of the district.
g. Provided the recommended conditions of approval are adopted, the
conditional use will conform to the performance standards of the
ordinance.
3. A variance from the landscape standards requiring 97 overstory trees and
161 shrubs is approved, subject to the following:
a. The variance standards have been met.
" � Resolution 2006-13
Page 3
b. The applicant is proposing to preserve trees on the north and east
property lines. Removal of these trees would allow adequate space
to provide the required plantings, but would be counterproductive
as it would require removal of larger, more established trees than
would be planted.
c. The proposed landscape plan meets the spirit and intent of the
ordinance.
d. Additional plantings should be provided on the west side of the
maintenance and repair buildings.
4. A variance from the building materials standards is approved, subject to
the following:
a. The variance standards have been met.
b. The quality of materials on the office building combined with the
materials proposed on the maintenance and repair buildings meet
the purpose and intent of the ordinance.
c. The plans shall be revised to provide 2-foot box overhangs on the
north, south and west building elevations. No overhang is required
on the east where building expansions are likely in the future.
5. Materials processing is proposed on site.
a. These processing areas may include storage piles as high as 35
feet.
b. These storage and processing areas shall only occur on areas
identified for such uses on the plan and must comply with all
structure setback requirements.
c. The storage and processing areas shall not be allowed to encroach
into any wetland buffer areas.
d. Processing is defined as materials crushing/recycling, screening of
topsoil, etc. Processing does not including operation of equipment
or loading trucks/equipment.
e. Processing hours shall be limited to the following hours: 7:00 a.m.-
6:00 p.m. Monday-Friday and 7:00 a.m.-noon on Saturday.
6. The Building Inspector must approve the soil percolation tests and septic
system designs prior to issuance of building permits. A primary and
secondary septic site must be staked and fenced prior to beginning any
construction on site.
7. The septic sites must be individually fenced with steel posts and snow
fencing, which must be left in place until issuance of a Certificate of
Occupancy. However, the permanent fencing must be retained around
the alternate septic site within the Great River Energy easement to protect
the site from unintentional damage from equipment.
�Resolution 2006-13
Page 4
8. Great River Energy must approve the primary and secondary septic
locations, final grades and design within their easement.
9. The plans must be revised to clearly ident�fy the new Hennepin County
easement line on County Road 19.
10.The plans must be revised to clearly identify the planned Hennepin County
trail east of County Road 19.
11.A11 required setbacks firom County Road 19 shall be dimensioned from the
new County Road 19 easement. The plans must be revised to show the
proposed setbacks from this location.
12.The plans shall be revised to show compliance with the parking lot
dimensional requirements to provide minimum parking stall dimensions
(9'x18.5') and minimum drive aisle width between parking stalls (26 feet).
13.A 66-foot right-of-way easement should be provided south of the subject
property and the landowners shall preserve this area for a future road, to
accomplish the City's transportation needs as identified in the
Comprehensive Plan.
a. A copy of this easement must be submitted for City review and
approval. The easement shall be filed at Hennepin County.
b. Proof of recording shall be provided to the City prior to issuance of
building permits.
14.Building, parking and drive aisle setbacks from the south property line
shall be measured from the planned street easement and shall comply
with the following minimum setbacks from this future road easement:
a. Building setback minimum = 50 feet
b. Parking and Drive Aisle setback minimurn = 10 feet
15.Concrete curb (or other materials approved by the City Engineer) shall be
provided around the perimeter of the parking lot. The plan shall be
revised to show the required curb on the east side of the parking lot
adjacent to the future parking area.
16.The trees on the east property line shall be preserved to the extent
possible and the trees on north as shown on the site plan. The plans shall
be revised to show tree presenration fencing around the trees to be
preserved.
17.The landscape plan shall be revised to comply with the minimum planting
size requirements as identified in the Zoning Ordinance.
� ' . s
' Resolution 2006-13
Page 5
18.A11 rooftop and ground mounted mechanical equipment shall be screened.
The applicant must submit revised plans to ensure compliance with this
requirement.
19.The office building shall be finished with cement-board siding and brick
wainscoting on all four elevations and asphalt shingles.
20.A lockbox shall be provided on the building for Fire Department use.
21.The plans must be revised to dimension the height of the office building.
22.The freestanding light fixtures shall not exceed 30 feet or the height of the
office building, whichever is less.
23.The light fixtures must comply with the 90-degree cutoff requirement for all
fixtures. The light fixtures in the processing area must be revised to
comply with this requirernent.
24.Approval is subject to review and approval of the wettand delineation and
mitigation plan by the Watershed District.
25.Approval is subject to review and approval of the wetland mitigation plan
by Great River Energy for that work located within their easement.
26.Drainage and utility easements shall be provided over all ponds and
wetlands. The easement documents must be provided for review and
approval by the City attorney.
27.Wetland buffer monuments must be provided at the property line and
where needed to show the contours of the buffer, but not less than 200
feet. The plans must be revised to meet this requirement.
28.Wetland buffer monuments must be placed by the applicant prior to
issuance of a certificate of occupancy.
29.Park dedication shall be cash in lieu of land based on the park dedication
rate in place at the time of building permit issuance.
30.Proof of recording of the driveway easement must be submitted to the City
prior to issuance of building permits.
31.Staff will work with the developer to identify the locations and number of
curb cuts on the future public street on the south property at the time of
road construction.
a • + . ' M
Resolution 2006-13
Page 6
32.The proposed fuei area must comply with all City and State requirements.
Details must be submitted for review and approval by the City as part of
the building permit application.
33.If a security gate is planned on site, the plans must be revised to show the
fence location. The proposed fencing must comply with a{I City
requirements and must be submitted for City review and approval prior to
issuance of building permits.
34.The approval will allow the applicant to move the existing business frorn
the Pioneer Lane site. The operation of Doboszenski & Sons business
must cease to operation on the Pioneer Lane site within 6 months of
issuance of a Certificate of Occupancy on the County Road 19 site.
35.The applicant must comply with all conditions in the City Engineer's memo
dated February 10, 2006.
ADOPTED by the City Council this 23`� day of March 2006.
VOTING AYE VOTING NAY
_X_Cossette, Tom Cossette, Tom
_X_Grabowski, Chuck Grabowski, Chuck
_X_Jacobs, Paul Jacobs, Paul
_X_Lymangood, Chuck Lymangood, Chuck
_X Thomas, Ron Thomas, Ron
�--,�
�t�i-i �-�%
Tom Cossette, Mayor
Cify Seal
ATTEST:
�-�-„�
Bea Lindberg, City Cle