HomeMy WebLinkAbout2011-06-23 - Council Agenda Packet - Part 3Agenda Item 6.b.
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L A N D F O R M
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From Site to Finish •
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105 South Fifth Avenue Tel: 612 - 252 -9070
Suite 513 Fax: 612 - 252 -9077
Minneapolis, MN 55401 www.landform.net
TO: Corcoran City Council
FROM: Kendra Lindahl, Landform
DATE: June 13, 2011 for the June 23, 2011 City Council Meeting
RE:
Lee W. Sunram (Blocks N Rocks). Site Plan Amendment and Conditional Use
Permit Amendment at 20010 75th Avenue North (PID 26- 119 -23 -14 -0024)
City File No. 10 -012
120 -DAY REVIEW DEADLINE: August 11, 2011
1. Application Request
The applicant has requested approval of an amendment to the existing conditional use permit and
site plan approvals to allow an after -the fact expansion of outside storage on the site. Blocks N
Rocks has been operating on the site and has display areas for materials as well as outside storage
of materials and equipment.
2. Planning Commission Public Hearing
The Planning Commission held a public hearing on June 2, 2011 to consider this request. The
Planning Commission voted 5 -1 (Ravnholdt voted nay) to recommend approval of the request.
In addition to the applicant, there were residents present to speak to this item.
Greg Ebert asked why the City does not consistently enforce the ordinance and treats some people
differently. He asked why the City chose to enforce the code on this property and not on others.
Planner Lindahl noted that City responds to complaints. There was a complaint about this property
and upon inspection, the City found that the property had expanded operations without a permit and
the applicant then requested an after the fact approval. The City Administrator manages code
enforcement issues with Code Enforcement Technician Wagner.
Mr. Ebert asked how the 10 -foot strip outside of the fence would be maintained on the east. Staff
noted that it is the applicant's responsibility to mow this area and a condition to this effect has been
included in the draft resolution.
Mr. Sunram and his engineer asked why the secondary septic system had to be protected if sanitary
sewer is coming and asked for that condition to be removed. Staff noted that while sanitary sewer is
planned for this area, it is not yet available. Landowners must retain a primary and secondary septic
site should it be needed. The Planning Commission discussed this issue and agreed that the
secondary site needed to be located outside of the fenced area, but that once the property were
connected to sewer, fence could be adjusted with administrative site plan approval. However, the
Landform', SensiblyGreen " and Site to Finish=' are service marks of Landform Engineering Company.
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applicant must show compliance with the impervious surface limitations and all other ordinance
standards.
The Planning Commission asked why there is not a variance requested for the gravel storage area.
Staff noted that the ordinance allows the City Council to approve something other than blacktop or
concrete. Since the majority of the site is outside storage on a legal non - conforming gravel lot, staff
is recommending that gravel be allowed for the expansion area also.
The Planning Commission asked why a pond is not required. Planner Lindahl noted that both the
City Engineer and Elm Creek Watershed Management Commission (ECWMC) reviewed the plans
and application and both noted that new ponding and /or treatment is not required.
The Planning Commission noted that the current site has materials that are falling over and it
appears that there is not specific place for equipment parking. They would like the applicant to clean
up the site and get it organized.
Mr. Ebert asked why the existing easement down the center of the lot is not being vacated. Staff
noted that there is no record of the lot combination but the combination may have just been filed at
the County. Normally, the City Council would review an easement vacation with a lot combination.
An easement vacation is a separate request but the applicant has not requested the vacation.
There is existing storm sewer pipe in this easement and if the city needs to access that pipe they
can use the easement to do so. Mr. Sunram would not be compensated for the work.
There was much discussion about the existing legal, non - conformities on site and the level of
discretion with a conditional use permit amendment.
There was considerable discussion about a desire to revisit the outside storage standards at a future
date. The Commissioners felt that a 6 -foot high fence would not adequately screen the property, but
the ordinance would require a variance for a taller fence. The ordinance should also review and
determine whether or not gravel surfaces should ever be allowed for outside storage. The
Commission would also like to review whether there should be a height limit to what can be stored
outside.
The Planning Commission voted 5 -1 to recommend approval and the resolution has been revised to
reflect the additional conditions recommended by the Planning Commission.
2. Context
Background
It appears that two lots were combined in 1994 to create the existing lot. The city files have no
record of this lot consolidation, but Hennepin County records do show the consolidation. There were
a number of previous site plan amendments and conditional use permit approvals to add new
tenants in the building. The file primarily shows conditionals use permit amendments in the 1990s
but it appears that the outside storage was already in place at that time.
Sunram /Blocks N Rocks CUP and Site Plan (10 -012) 2
June 23, 2011
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In 2010, the City received notice of an illegal business expansion on site and contacted the
landowner to resolve the code violations. The applicant subsequently submitted the conditional use
permit and site plan amendment application.
Zoning and Land Use
The property is guided Business Park /Light Industrial on the 2020 Land Use Map (it is shown as
Light Industrial on the Draft 2030 Future Land Use Plan). The property is currently located within the
Metropolitan Urban Service Boundary (MUSA) and zoned Business Park (it is shown as Light
Industrial on the Draft Zoning Map).
Surrounding Properties
The surrounding properties are guided Business Park /Light Industrial on the 2020 Land Use Map (it
is shown as Light Industrial on the Draft 2030 Future Land Use Plan) and zoned Business Park
(shown as Light Industrial on the draft Zoning Map).
Natural Characteristics of the Site
There is an existing wetland in the southeast portion of the site. No impact is proposed. There are
no trees or significant natural resources in the area of the proposed building.
3. Analysis of Request
Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and
City Code requirements, as well as City policies. The City Engineer's comments are incorporated
into this staff report.
A. Level of City Discretion in Decision - Making
The City's discretion in approving or denying a conditional use permit amendment and site plan
amendment is limited to whether or not the proposed request meets the standards outlined in the
City Code. If it meets these standards, the City must approve the conditional use permit and site
plan.
B. Consistency with Ordinance Standards
Site Plan
The applicant is requesting approval to allow expansion of the outside storage on this parcel.
Because the development proposal is in response to a code violation and the city records are not
complete, it is difficult to determine the extent of the outside storage expansion. Regardless, staff
has been working with the applicant to bring the site into compliance. The proposed site plan (with
conditions in the draft resolution) would bring the site into compliance.
Sunram /Blocks N Rocks CUP and Site Plan (10 -012) 3
June 23, 2011
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Access
Access is currently provided via 2 curb cuts on 75th Avenue, which will remain.
Screening /Landscaping
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Section 1060.070 of the Zoning Ordinance provides standards for landscaping. Outside storage is
required to be screened from public streets and adjacent properties. This issue is discussed in more
detail in the conditional use section of this report.
Utilities
The property is currently serviced by well and septic. The drainfield location is shown on the plans
in the northeast corner of the site. The primary and secondary septic sites must be protected from
impact. The fencing for the outside storage area should be located so that the septic area is outside
of the fence to protect it.
Wetlands
The plans show a single wetland in the southeast corner of the property. The wetland is primarily
located on the adjacent property to the south, but a small portion is located on this site. A wetland
delineation was completed and an approved by Elm Creek Watershed Management Commission.
No impacts are proposed to the wetland at this time.
Grading
Limited grading is proposed on site to add 4 new paved parking stalls, to remove the patio on the
north from the setback area and to add landscaping. The City Engineer has reviewed the grading
plan and finds that it is generally in compliance with ordinance requirements.
Site Lighting
No new lighting is proposed.
Signage
The applicant has an existing monument sign in the northeast corner of the site. No additional
signage is proposed. The landowner did submit a sign permit for the new 8' x 4' sign in 2008. This
new sign permit would typically be an opportunity for city staff to ask why the sign was needed and
notify the applicant that a site plan amendment and conditional use permit amendment was needed
for the additional outside storage needed for the new business. Unfortunately, it appears that
neither the landowner nor city staff discussed the outside storage in 2008.
Sunram /Blocks N Rocks CUP and Site Plan (10 -012) 4
June 23, 2011
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Conditional Use Permit
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The applicant's plan brings the outside storage area into compliance with the setback and other land
use requirements by eliminating the patio area and storage in the northeast corner of the site and
adding fencing with slats to screen this outside storage area.
The zoning ordinance allows outside storage accessory to an allowed use as a conditional use
permit in the Business Park district if the following conditions are met:
1. Storage area is blacktop or concrete surfaced unless specifically approved by the City
Council.
The existing outside storage areas are gravel and the existing parking areas bituminous.
However, during a recent site visit, staff found that many of the vehicles on site were parked in
gravel areas rather than paved parking spaces. Staff finds that the gravel outside storage area
is existing today and would be consistent with the existing use. The City Council does have
discretion to approve a gravel storage area provided the outside storage area meets all
screening and setback requirements.
2. The storage area does not take up parking space or loading space as required for conformity
to this Chapter.
The storage area does not take up parking space or loading space needed to meet ordinance
requirements. The ordinance requires 22 parking spaces for the existing uses on site. Only 18
paved parking stalls exist today, therefore, the applicant is proposing to add 4 new paved
parking stalls. This would comply with ordinance requirements.
3. The storage area is screened from public streets and surrounding properties.
The storage area is screened by 6 -foot chain link fencing with privacy slats. A wood fence is
currently located along the western portion of the south lot line. This wood fence would remain
and would extend the length of the south lot line as a chain link fence with slats. The chain link
fence with slats would also extend along the east and north of the lot to provide screening. All of
the parking would be located outside of the new fenced area and gates would be provided on
both sides of the building to allow access to the storage area.
Samples of the slats to be used in the chain link fence must be submitted for city review and
approval.
Section 1060.010 (Exterior Storage) requires all exterior storage to be located in the rear or side
yard and shall be screened so as not to be visible from adjoining properties and public streets.
The zoning ordinance defines a side yard as "The yard extending along the side lot line between the
front and rear yards to a depth or width required by setback regulations for the zoning district in
which such lot is located." And the zoning ordinance defines a front yard as "A yard extending along
the full width of the front lot line between side lots lines and extending from the abutting street right-
Sunram /Blocks N Rocks CUP and Site Plan (10 -012) 5
June 23, 2011
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of -way line to a depth required in the setback regulations for the zoning district in which such lot is
located."
The ordinance requires a 50 -foot front yard setback and a 10 -foot side yard setback for storage
areas.
• The new fence would be located 50 feet from the front lot line (north) and 10 feet from the
side lot line (east). This complies with ordinance requirements.
• On the west side, the existing chain link fence would remain on the lot line. However, the
plans show the addition of a 10 foot wide landscape area with sod and 4 crabapple trees.
This complies with ordinance requirements.
• On the south side, the applicant has an existing board fence that would remain and is
proposing to add a chain link fence with slats to provide screening along the entire south lot
line. While this does not comply with the setbacks or provide any landscaping, this is an
existing condition that appears to have been allowed as part of the previous approvals.
Therefore, staff finds that this is a legal condition and would comply with the purpose and
intent of the zoning ordinance with the screening fence is installed.
4. Conclusions
Staff finds that the standards for a conditional use permit amendment and a site plan amendment
have been met or can be addressed with the changes discussed in the staff report. We have
included conditions in the draft resolution to address these issues.
5. Recommendation
Staff recommends that the City Council recommend approval of the draft resolution approving the
conditional use permit amendment and site plan amendment.
Attachments
1. Resolution approving Conditional Use Permit amendment and Site Plan amendment
2. Site Aerial Location Map
3. Email from ECWMC dated April 28, 2011
4. Code Enforcement Letter dated August 30, 2010
5. Applicant's Narrative dated February 15, 2011
6. Applicant's letter dated March 24, 2011
7. Applicant's letter dated April 4, 2011
8. Preliminary Plans dated April 13, 2011
Sunram /Blocks N Rocks CUP and Site Plan (10 -012) 6
June 23, 2011
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2011 -25
Motion By:
Seconded By:
June 23, 2011
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT AMENDMENT AND SITE
PLAN AMENDMENT FOR LEE W. SUNRAM AT 20010 75TH AVENUE NORTH (PID 26 -119-
23 -14 -0024)
WHEREAS, the landowner has requested approval of a conditional use permit amendment and
site plan amendment to allow expansion of the outside storage area for property legally
described as follows:
Lots 3 and 4, Countryside Plaza 2nd Addition, Hennepin County, Minnesota
WHEREAS, the Planning Commission has reviewed the conditional use permit amendment and
site plan amendment at a duly called Public Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CORCORAN, MINNESOTA, that it should and hereby does approve the request for a
conditional use permit amendment and site plan amendment, subject to the following conditions:
1. A conditional use permit amendment and site plan amendment is approved to allow
expansion of the outside storage area at 20010 75th Avenue, in accordance with the
application received by the City on November 12, 2010 and revisions received on February
15, 2011 and April 13, 2011, except as amended by this resolution.
2. The plan complies with the required 50 -foot front yard setback and a 10 -foot side yard
setback for outside storage areas. The combination of slats in the chain link fence and
landscaping will meet the screening requirements. The rear yard has existing outside
storage up to the lot line a part of previous approvals, but installation of the 6 -foot screening
fence will bring the outside storage into compliance.
3. The property owner is responsible for maintaining the site, including mowing the lawn on the
east side of the property outside of the fenced area.
4. The plans must be revised to add a minimum of five 8 -foot high spruce trees in the front
yard along 75th Avenue to provide additional screening of the outside storage.
5. All outside storage (including the concrete patio) must be removed from the setback area
and located within the screened, fenced area approved for outside storage.
6. Employee and customer parking must be on paved, striped parking areas. Parking in gravel
storage areas is not permitted.
7. Four paved parking spaces will be added to meet the ordinance requirement of 22 paved
parking spaces for this site. Any change in tenants or site use could trigger a change to the
parking requirements and would be revised as part of a site plan /conditional use permit
amendment.
Page 1 of 3
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2011 -25
June 23, 2011
8. The plans include a note "Add Gravel as required to provide adequate base ". The plans
shall be revised to state "silt fence is required along south edge of property, which is down
gradient of the proposed gravel placement ".
9. Silt fence must be installed to protect the wetland prior to beginning construction.
10. Prior to beginning the site work, the applicant/landowner must:
a. Record the approving resolution at Hennepin County and provide proof of recording to
the City.
b. The applicant shall add gravel to meet the City Engineer's requirements.
i. The City Construction Engineer shall be on site to monitor grading, gravel
placement and drainage.
ii. The applicant must notify the city before beginning work.
c. The septic system (primary and secondary) must be protected by fencing to ensure that
outside storage does not expand into this area until municipal sewer and water are
available to serve the site and the property has connected to the municipal sanitary
sewer. The plans must clearly show this protection.
i. Prior to removal and relocation of the fence, the applicant must submit a revised
site plan to the city for administrative site plan approval to ensure that the
expansion would comply with all ordinance requirements in place at the time of
expansion and would not result in impervious surface coverage beyond the allowed
70 %.
d. Material samples for fence slats must be submitted for review and approval by the City.
e. Electronic files of the plans shall be submitted to the City in AutoCAD format.
f. Submit a financial guarantee for the proposed work as outlined in Section 1070.050,
Subd. 9 of the Zoning Ordinance.
11. 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
❑ Guenthner, Ken
❑ Asleson, Rich
❑ Cossette, Tom
❑ Gmach, George
❑ Milbrandt, Rosalyn
VOTING NAY
❑ Guenthner, Ken
❑ Asleson, Rich
❑ Cossette, Tom
❑ Gmach, George
❑ Milbrandt, Rosalyn
Page 2 of 3
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2011 -25
June 23, 2011
Whereupon, said Resolution is hereby declared adopted on this 23rd day of June 2011.
Kenneth Guenthner - Mayor
ATTEST:
City Seal
Jeanie Heinecke — Clerk
Page 3 of 3
Hennepin County Property Map Print
Page 1 of 1
Hennepin County Property Map - Tax Year: 2011
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Selected Parcel Data
e • Parcel ID: 26- 119 -23 -14 -0024
Owner Name: LEE W SUNRAM
Parcel Address: 20010 75TH AVE N , CORCORAN , MN 55340
Property Type: INDUSTRIAL -PREF
Homestead: NON - HOMESTEAD
Area (sqft): 110539
Area (acres): 2.54
A -T -B: ABSTRACT
Market Total: $516,000.00
Tax Total: $17,518.36
Date Printed: 5/24/2011 8:57:29 AM
Current Parcel Date: 5/5/2011
Sale Price: $54,000.00
Sale Date: 12/1993
Sale Code:
http: / /gis.co. hennepin. mn .us /HCPropertyMap /Locator.aspx 5/24/2011
Kendra Lindahl
From: James.Kujawa @co.hennepin.mn.us
Sent: Thursday, April 28, 2011 2:30 PM
To: Kendra Lindahl
Cc: Ali.Durgunoglu @co.hennepin.mn.us; Lance Elliott
Subject: Elm Creek Watershed review on Sunram Construction CUP
Hi Kendra,
Earlier this month I received a wetland determination letter stating no wetlands existed on this property (with the
exception of the area on the far south property line marked as wetland delineation on the existing conditions survey for
lee Sunram dated January 24, 2011). This determination was verified by me in the field today and hereby approved.
Based on the determination results and the CUP information provided back in February, no further action or reviews are
necessary from the Elm Creek Watershed Management Commission on this CUP application.
If you have any questions on this information, please don't hesitate to contact me.
Jim
James.Kuiawa @co.hennepin.mn.us
Phone 612- 348 -7338
Fax 612- 348 -8532
From: James C Kujawa /PW /Hennepin
To: klindahl @landformmsp.com
Cc: Ali Durgunoglu /PW /Hennepin
Date: 03/09/2011 03:05 PM
Subject:Elm Creek Watershed Preliminary review on Sunram Construction CUP
Hi Kendra,
I apologize for being late on my comments to you for this Corcoran Land Use Application. I hope it does not create a
problem for your review and
report.
Lance Elliott of Elliott Design had requested my preliminary review in February on this site. The following are the
comments I gave to him at that time which would be the same for the City.
At this time the wetland exemption has expired, so we will need a wetland determination, or if wetlands are
determined to be present, a wetland
delineation done on the
site.
If the grading for the berm is less than 1 acre and does not disturb wetland, you will not need anything else besides
the wetland
1
determination /delineation. If the disturbed area is greater than 1 acre we will need a grading and erosion control
application and plan.
Please let me know if you have any questions.
Jim
James.Kuiawa @co.hennepin.mn.us
Phone 612 - 348 -7338
Fax 612 - 348 -8532
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2
August 30, 2010
Lee W. Sunram
9733 Sundance Rd
Rogers, MN 55374
RE: Blocks N Rocks Outside Storage at 20010 75th Avenue, Corcoran, MN
(PID 26- 119 -23 -14 -0024)
CITY OF CORCORAN
8200 County Road 116, Corcoran, MN 55340
763.420.2288 — Office 763.420.6056 — Fax
E -mail - aenerak ci,corcoran.mn.us / Web Site - www.ci.corcoran.mn.us
Dear Mr. Sunram,
The City of Corcoran has recently been made aware of an expansion of operations at the above
referenced address without the required permit. It appears that a business by the name of
"Blocks N Rocks" has begun operating on the site. This business and the associated outside
storage require approval of a conditional use permit by the City of Corcoran PRIOR to beginning
operations. City records show no application was submitted.
The existing business is illegally operating on site. As described in Section 1080, Subd. 3 of the
Corcoran City Code, any person who violates a provision of this Chapter is guilty of a
misdemeanor and, upon conviction thereof, may be punished as allowed by State Statute and
as identified in Section 10.19 (B) of the City Code. Each act of violation and every day on which
a violation occurs or continues is a separate violation.
In order to continue operations, you must submit an after -the -fact conditional use permit
application to the City as described in Section 1070.020 of the City Code. The conditional use
permit shall be reviewed by the City for compliance with the Business Park district standards in
Section 1040.110 of the ordinance and Section 1060.010 of the ordinance, which allows outside
storage, accessory to an allowed use, subject to the following conditions:
1. Storage area is blacktop or concrete surfaced unless specifically approved by the City
Council.
2. The storage area does not take up parking space or loading space as required for
conformity to this Chapter.
3. The storage area is screened from public streets and surrounding properties.
Furthermore, the ordinance requires that all exterior storage be located in the rear or side yard
and be screened so as not to be visible from adjoining properties and public streets.
Please contact me at 763.420.2288 within 10 days of the date of this letter to discuss correction
of the violations.
Sincerely,
Dan Donahue
City Administrator
-ELLIOTT
DesignjBuild
Tuesday. February 15, 2011
Ms. Kendra Lindahl
City Planner
8200 County Rd 116
Corcoran, MN 55340
Dear Kendra,
Enclosed is the city planning application for the Lee Sunram's property located at 20010 75th
Avenue North, Corcoran, MN.
The project will include the following components:
1. CUP amendment for outside storage for Sunram Construction and Blocks N Rocks.
2. Installing additional chain link fencing with privacy slats to screen and secure the lot
3. Adding trees and landscaping along west property line between fence and gravel
storage
4. Asphalt paving for four parking stalls to meet parking requirements
5. Removing the existing paver patio /wall display
6. Striping the existing lot
I am submitting the following:
1. Land Use Application Form
2. Site Plan Application Process Information as listed
3. Conditional Use Permit Application Process Information as listed
Project Description
Lee Sunram is looking to include both Sunram Construction and Blocks N Rocks' operations at
the property. The lot comprises of two lots which were previously joined. This permit will formally
cover both operations for the entire property.
The proposed use will remain the same as it has been over the past several years. The area will
be used to store construction equipment, materials, and concrete blocks, paver stones, and
retaining wall block. Mr. Sunram uses and /or sells the materials.
No significant improvements are planned on the site other than adding chain Zink fence with
privacy slats to meet screening requirements, removing the existing patio /wall display. and
asphalt paving for four additional parking stalls.
We greatly appreciate your attention to this application and looking forward to working with T -
through the approval process. Feel free to contact me at any time with questions. My direct C.
number is 612- 220 -0152 and my email address is i .nc.; i t ei inttcie c;r _., i corn. 1
—k Ca
t7t j
Sincerely,
CD
Lance A. Elliott, P.E.
Cwi
Co
5616 Dalrymple Rd, Edina. MN 55424 www.elliottdesignbuild.com
Thursday, March 24, 2011
Kent Torve
City of Corcoran Engineer
8200 County Rd 116
Corcoran, MN 55340
-( - ELLIOTT
DesigniBuild
RECEIVED APR 13 2011
Re: Sunram Construction /Blocks N Rocks, 20010 75th Ave. Conditional Use Permit Amendment
Dear Mr Torve,
After speaking with Vince Vander Top, it was determined it would be best to submit a letter
describing the above referenced project as it relates to storm water runoff to satisfy the submittal
requirements for the CUP application.
The application is for amending the existing CUP to allow outdoor storage for Sunram
Construction and Blocks N Rocks (both owned by Lee Sunram) as well as formally defining the
area which outdoor storage is allowed. The scope of the project is to provide adequate screening
and parking as required by city ordinance.
The improvements include the following:
• Install 6' high chain link fence with privacy slats to meet the screening requirements
• Removing gravel (approx. 1200 sf) and Installing sod and crab apple trees along the west
property line to define the 10' side yard setback
• Removing the existing paver patio display area (approx. 1200sf) and infill with sod
• Pave approx. 800 sf asphalt over existing gravel parking area to meet city requirements
for hard surface parking
• Stripe parking lot
• Add gravel as needed within storage area to amend the existing gravel to provide an
adequate base
Storm water summary:
• No changes in grades or direction of storm water runoff
• Decrease impervious area by approx. 2400 sf (existing impervious replaced with sod)
Feel free to contact me at any time with questions. My direct number is 612 - 220 -0152 and my
email address is lance(a�elliottdesignbuild.com.
5616 Dalrymple Rd, Edina, MN 55424
Letter of Transmittal
E)- ELLIOTT
DesignlBuild
To:
Kendra Lindahl
City Planner
Corcoran, MN
Kendra,
Date: 4/4/11
RECEIVED APR 1 3 2011
From:
Lance Elliott
ELLIOTT Design Build, Inc.
5616 Dalrymple Rd
Edina, MN 55424
The revised plans and letter to the City Engineer are enclosed. We had to postpone the wetland
determination due to the last snow storm. I am waiting to hear if they can complete it this week.
Also, below is a tabulation of the tenants and relative gross building areas (outside wall dimensions including
stairs, halls, mech. Rooms, etc.:
The total gross building area is 7,253 sf
Sunram Construction /Blocks N Rocks:
Office: 880 sf
Shop: 1779.50 sf
Mezz: 174 sf
Total: 2833.5 sf
• Two employees and one receptionist. Open during normal business hours. Most employees drive to
and park at the job site. From time to time, truck drivers may park at the facility to drive trucks or
equipment to the job site. There is no full time mechanic working in the shop, but one mechanic
may work in the shop on a regular basis, especially during the winter months to prepare equipment
for the next construction season.
Dr. James Seim Chiropractic: 880 sf
• One chiropractor and one receptionist. Typically one client at a time with the occasional client
waiting. Open during normal business hours and some evenings.
Jay Randall (Race car storage in shop): 1779.50 sf
• Jay currently rents the west shop bay to store and repair his race car from time to time.
Aserentipity Therapeutic Message (second floor): 880 sf
• One employee with one message table. Open during normal business hours and some evenings.
Vacant (second floor): 880 sf
Thank you for your time, and please let me know if there is any additional information that you need.
Regards,
Lance Elliott, PE
Agenda Item 6.b.
L A N D F O R M
From Site to Finish • •
105 South Fifth Avenue Tel 612 - 252 -9070
Suite 513 Fax 612 - 252 -9077
Minneapolis, MN 55401 www landform. net
TO: Corcoran City Council
FROM: Kendra Lindahl, Landform
DATE: June 13, 2011 for the June 23, 2011 City Council Meeting
RE: Lee W. Sunram (Blocks N Rocks). Site Plan Amendment and Conditional Use
Permit Amendment at 20010 75`" Avenue North (PID 26-119 -23-14 -0024)
City File No. 10 -012
120 -DAY REVIEW DEADLINE: August 11, 2011
1. Application Request
The applicant has requested approval of an amendment to the existing conditional use permit and
site plan approvals to allow an after -the fact expansion of outside storage on the site. Blocks N
Rocks has been operating on the site and has display areas for materials as well as outside storage
of materials and equipment.
2. Planning Commission Public Hearing
The Planning Commission held a public hearing on June 2, 2011 to consider this request. The
Planning Commission voted 5 -1 (Ravnholdt voted nay) to recommend approval of the request.
In addition to the applicant, there were residents present to speak to this item.
Greg Ebert asked why the City does not consistently enforce the ordinance and treats some people
differently. He asked why the City chose to enforce the code on this property and not on others.
Planner Lindahl noted that City responds to complaints. There was a complaint about this property
and upon inspection, the City found that the property had expanded operations without a permit and
the applicant then requested an after the fact approval. The City Administrator manages code
enforcement issues with Code Enforcement Technician Wagner.
Mr. Ebert asked how the 10 -foot strip outside of the fence would be maintained on the east. Staff
noted that it is the applicant's responsibility to mow this area and a condition to this effect has been
included in the draft resolution.
Mr. Sunram and his engineer asked why the secondary septic system had to be protected if sanitary
sewer is coming and asked for that condition to be removed. Staff noted that while sanitary sewer is
planned for this area, it is not yet available. Landowners must retain a primary and secondary septic
site should it be needed. The Planning Commission discussed this issue and agreed that the
secondary site needed to be located outside of the fenced area, but that once the property were
connected to sewer, fence could be adjusted with administrative site plan approval. However, the
u.df- S.- ate,- - t.F-d ,,., —, fL.n -m E.d--.d=omd,..
applicant must show compliance with the impervious surface limitations and all other ordinance
standards.
The Planning Commission asked why there is not a variance requested for the gravel storage area.
Staff noted that the ordinance allows the City Council to approve something other than blacktop or
concrete. Since the majority of the site is outside storage on a legal non - conforming gravel lot, staff
is recommending that gravel be allowed for the expansion area also.
The Planning Commission asked why a pond is not required. Planner Lindahl noted that both the
City Engineer and Elm Creek Watershed Management Commission (ECWMC) reviewed the plans
and application and both noted that new ponding and /or treatment is not required.
The Planning Commission noted that the current site has materials that are falling over and it
appears that there is not specific place for equipment parking. They would like the applicant to clean
up the site and get it organized.
Mr. Ebert asked why the existing easement down the center of the lot is not being vacated. Staff
noted that there is no record of the lot combination but the combination may havejust been filed at
the County. Normally, the City Council would review an easement vacation with a lot combination.
An easement vacation is a separate request but the applicant has not requested the vacation.
There is existing storm sewer pipe in this easement and if the city needs to access that pipe they
can use the easement to do so. Mr. Sunram would not be compensated for the work.
There was much discussion about the existing legal, non - conformities on site and the level of
discretion with a conditional use permit amendment.
There was considerable discussion about a desire to revisit the outside storage standards at a future
date. The Commissioners felt that a 6 -foot high fence would not adequately screen the property, but
the ordinance would require a variance for a taller fence. The ordinance should also review and
determine whether or not gravel surfaces should ever be allowed for outside storage. The
Commission would also like to review whether there should be a height limit to what can be stored
outside.
The Planning Commission voted 5 -1 to recommend approval and the resolution has been revised to
reflect the additional conditions recommended by the Planning Commission.
2. Context
Background
It appears that two lots were combined in 1994 to create the existing lot. The city files have no
record of this lot consolidation, but Hennepin County records do show the consolidation. There were
a number of previous site plan amendments and conditional use permit approvals to add new
tenants in the building. The file primarily shows conditionals use permit amendments in the 1990s
but it appears that the outside storage was already in place at that time.
Sunram /Blocks N Rods CUP and Site Plan (10.012) n
June 23 , 2011
In 2010, the City received notice of an illegal business expansion on site and contacted the
landowner to resolve the code violations. The applicant subsequently submitted the conditional use
permit and site plan amendment application.
Zoning and Land Use
The property is guided Business Park /Light Industrial on the 2020 Land Use Map (it is shown as
Light Industrial on the Draft 2030 Future Land Use Plan). The property is currently located within the
Metropolitan Urban Service Boundary (MUSA) and zoned Business Park (it is shown as Light
Industrial on the Draft Zoning Map).
Surrounding Properties
The surrounding properties are guided Business Park /Light Industrial on the 2020 Land Use Map (it
is shown as Light Industrial on the Draft 2030 Future Land Use Plan) and zoned Business Park
(shown as Light Industrial on the draft Zoning Map).
Natural Characteristics of the Site
There is an existing wetland in the southeast portion of the site. No impact is proposed. There are
no trees or significant natural resources in the area of the proposed building.
3. Analysis of Request
Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and
City Code requirements, as well as City policies. The City Engineers comments are incorporated
into this staff report.
A. Level of City Discretion in Decision - Making
The City's discretion in approving or denying a conditional use permit amendment and site plan
amendment is limited to whether or not the proposed request meets the standards outlined in the
City Code. If it meets these standards, the City must approve the conditional use permit and site
plan.
B. Consistency with Ordinance Standards
Site Plan
The applicant is requesting approval to allow expansion of the outside storage on this parcel.
Because the development proposal is in response to a code violation and the city records are not
complete, it is difficult to determine the extent of the outside storage expansion. Regardless, staff
has been working with the applicant to bring the site into compliance. The proposed site plan (with
conditions in the draft resolution) would bring the site into compliance.
Sunram /Blocks N Rods CUP and Site Plan (10.012)
June 23 , 2011
Kendra Lindahl
From:
James.Kujawa @co.hennepin.mn.us
Sent:
Thursday, April 28, 20112:30 PM
To:
Kendra Lindahl
Cc:
Ali.Durgunoglu @co.hennepin.mn.us; Lance Elliott
Subject:
Elm Creek Watershed review on Sunram Construction CUP
Hi Kendra,
Earlier this month I received a wetland determination letter stating no wetlands existed on this property (with the
exception of the area on the far south property line marked as wetland delineation on the existing conditions survey for
lee Sunram dated January 24, 2011). This determination was verified by me in the field today and hereby approved.
Based on the determination results and the CUP information provided back in February, no further action or reviews are
necessary from the Elm Creek Watershed Management Commission on this CUP application.
If you have any questions on this information, please don't hesitate to contact me.
Jim
James. KuiawaCcDco.henneoin.mn.us
Phone 612 - 348 -7338
Fax 612 - 348 -8532
From: James C Kujawa /PW /Hennepin
To: klindahl @landformmsp.com
Cc: Ali Durgunoglu /PW /Hennepin
Date: 03/09/201103:05 PM
Subject:Elm Creek Watershed Preliminary review on Sunram Construction CUP
Hi Kendra,
I apologize for being late on my comments to you for this Corcoran Land Use Application. I hope it does not create a
problem for your review and
report.
Lance Elliott of Elliott Design had requested my preliminary review in February on this site. The following are the
comments I gave to him at that time which would be the same for the City.
At this time the wetland exemption has expired, so we will need a wetland determination, or if wetlands are
determined to be present, a wetland
delineation done on the
site.
If the grading for the berm is less than 1 acre and does not disturb wetland, you will not need anything else besides
the wetland
determination /delineation. If the disturbed area is greater than 1 acre we will need a grading and erosion control
application and plan.
Please let me know if you have any questions.
ININ,
James. Kuiawa(cDco.hennepin.mn.us
Phone 612 - 348 -7338
Fax 612 - 348 -8532
Disclaimer: Information in this message or an attachment may be government data and thereby subject to the
Minnesota Government Data Practices Act, Minnesota Statutes, Chapter 13, may be subject to attorney - client or work
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copying, retransmission, or other use or disclosure of the information is strictly prohibited. If you are not the intended
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message from your computer system.
V
CIT 1 of CORCORAN
8200 County Road 116, Corcoran, MN 55340
763.420.2288 — Office 763.420.6056 — Fax
E -mail - genera3(a)6corcoran.mmus / Web Site - www.ci.corcoran.mn.us
August 30, 2010
Lee W. Sunram k "
9733 Sundance Rd
Rogers, MN 55374. >
RE: Blocks N Rocks Outside Storage at 20010 751h Avenue, Corcoran, MN
(PID 26- 119 -23 -14 -0024)
Dear Mr. Sunram,
The City of Corcoran has recently been made aware of an expansion of operations at the above
referenced address without the required permit. It appears that a business by the name of
"Blocks N Rocks" has begun operating on the site. This business and the associated outside
storage require approval of a conditional use permit by the City of Corcoran PRIOR to beginning
operations. City records show no application was submitted.
The existing business is illegally operating on site. As described in Section 1080, Subd. 3 of the
Corcoran City Code, any person who violates a provision of this Chapter is guilty of a
misdemeanor and, upon conviction thereof, may be punished as allowed by State Statute and
as identified in Section 10.19 (B) of the City Code. Each act of violation and every day on which
a violation occurs or continues is a separate violation.
In order to continue operations, you must submit an after - the -fact conditional use permit
application to the City as described in Section 1070.020 of the City Code. The conditional use
permit shall be reviewed by the City for compliance with the Business Park district standards in
Section 1040.110 of the ordinance and Section 1060.010 of the ordinance, which allows outside
storage, accessory to an allowed use, subject to the following conditions:
1. Storage area is blacktop or concrete surfaced unless specifically approved by the City
Council.
2. The storage area does not take up parking space or loading space as required for
conformity to this Chapter.
3. The storage area is screened from public streets and surrounding properties.
Furthermore, the ordinance requires that all exterior storage be located in the rear or side yard
and be screened so as not to be visible from adjoining properties and public streets.
Please contact me at 763.420.2288 within 10 days of the date of this letter to discuss correction
of the violations.
Sincerely,
Dan Donahue
City Administrator
i
DesgniBuild
Tuesday. February 15, 2011
Ms. Kendra Lindahl
City Planner
8200 County Rd 116
Corcoran, MN 55340
Dear Kendra,
Enclosed is the city planning application for the Lee Sunram's property located at 20010 75th
Avenue North, Corcoran, MN.
The project will include the following components:
1. CUP amendment for outside storage for Sunram Construction and Blocks N Rocks.
2. Installing additional chain link fencing with privacy slats to screen and secure the lot
3. Adding trees and landscaping along west property line between fence and gravel
storage
4. Asphalt paving for four parking stalls to meet parking requirements
5. Removing the existing paver patio /wall display
6. Striping the existing lot
I am submitting the following:
1. Land Use Application Form
2. Site Plan Application Process Information as listed
3. Conditional Use Permit Application Process Information as listed
Project Description
Lee Sunram is looking to include both Sunram Construction and Blocks N Rocks' operations at
the property. The lot comprises of two lots which were previously joined. This permit will formally
cover both operations for the entire property.
The proposed use will remain the same as it has been over the past several years. The area will
be used to store construction equipment, materials, and concrete blocks, paver stones, and
retaining wall block. Mr. Sunram uses and /or sells the materials.
No significant improvements are planned on the site other than adding chain link fence with
privacy slats to meet screening requirements, removing the existing patio /wall display, and
asphalt paving for four additional parking stalls.
We greatly appreciate your attention to this application and looking forward to working with yo
through the approval process. Feel free to contact me at any time with questions. My direct
number is 612 -220 -0152 and my email address is _t �,?p ;` 4 a i. ,
Sincerely, DIP
r _
Lance A. Elliott, P.E. -�
5616 Dalrymple Rd, Edina. MN 55424 xv ww.clllottdesl (ytlhLllld.coiii
Thursday, March 24, 2011
Kent Torve
City of Corcoran Engineer
8200 County Rd 116
Corcoran, MN 55340
i
(E)V -ELLIOTT
I DesignlBuild
nCEIVED APR 13 2.011
Re: Sunram Construction /Blocks N Rocks, 20010 75th Ave. Conditional Use Permit Amendment
Dear Mr Torve,
After speaking with Vince Vander Top, it was determined it would be best to submit a letter
describing the above referenced project as it relates to storm water runoff to satisfy the submittal
requirements for the CUP application.
The application is for amending the existing CUP to allow outdoor storage for Sunram
Construction and Blocks N Rocks (both owned by Lee Sunram) as well as formally defining the
area which outdoor storage is allowed. The scope of the project is to provide adequate screening
and parking as required by city ordinance.
The improvements include the following:
• Install 6' high chain link fence with privacy slats to meet the screening requirements
• Removing gravel (approx. 1200 sf) and Installing sod and crab apple trees along the west
property line to define the 10' side yard setback
• Removing the existing paver patio display area (approx. 1200sf) and infill with sod
• Pave approx. 800 sf asphalt over existing gravel parking area to meet city requirements
for hard surface parking
• Stripe parking lot
• Add gravel as needed within storage area to amend the existing gravel to provide an
adequate base
Storm water summary:
• No changes in grades or direction of storm water runoff
• Decrease impervious area by approx. 2400 sf (existing impervious replaced with sod)
Feel free to contact me at any time with questions. My direct number is 612 - 220 -0152 and my
email address is lance(aD-elliottdesignbuild.com.
i4eA
Elli t,
5616 Dalrymple Rd, Edina, MN 55424
Letter of Transmittal
t
ELLIOTT
� DesignlBuild
To:
Kendra Lindahl
City Planner
Corcoran, MN
Date: 4/4/11
RECEIVED APR 13 2011
From:
Lance Elliott
ELLIOTT Design Build, Inc.
5616 Dalrymple Rd
Edina, MN 55424
Kendra,
The revised plans and letter to the City Engineer are enclosed. We had to postpone the wetland
determination due to the last snow storm. I am waiting to hear if they can complete it this week.
Also, below is a tabulation of the tenants and relative gross building areas (outside wall dimensions including
stairs, halls, mech. Rooms, etc.:
The total gross building area is 7,253 sf
Sunram Construction/ Blocks N Rocks:
Office:
880 sf
Shop:
1779.50 sf
Mezz:
174 sf
Total:
2833.5 sf
• Two employees and one receptionist. Open during normal business hours. Most employees drive to
and park at the job site. From time to time, truck drivers may park at the facility to drive trucks or
equipment to the job site. There is no full time mechanic working in the shop, but one mechanic
may work in the shop on a regular basis, especially during the winter months to prepare equipment
for the next construction season.
Dr. James Seim Chiropractic: 880 sf
• One chiropractor and one receptionist. Typically one client at a time with the occasional client
waiting. Open during normal business hours and some evenings.
Jay Randall (Race car storage in shop): 1779.50 sf
• Jay currently rents the west shop bay to store and repair his race car from time to time.
Aserentipity Therapeutic Message (second floor): 880 sf
• One employee with one message table. Open during normal business hours and some evenings.
Vacant (second floor): 880 sf
Thank you for your time, and please let me know if there is any additional information that you need.
Regards,
Lance Elliott, PE
Established in 1962
Existing Conditions Survey For:
LOT SURVEYS COMPANY, INC.
LAND SURVEYORS LEE SUNRAM
REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA
7601 73rd Avenue North (763) 560 -3093
Mum mpolis, Minnesota 55428 Fax No. 560 -3522
urur!j0rz C�rrtifiratr
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+
INVOICE NO. 79173
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or under my direct supervision and that I am a dul icensed land
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Survey€d this 24th day of January 2011.
Signed
Gregory R. rich, Minn. Reg. No. 24992
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• Denotes Found Iron Monument
O Denotes Iron Monument
❑ Denotes Wood Hub Set for
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.9 1 certify that this plain, specification, or report was pre by me
or under my direct supervision and that I am a dul icensed land
Surveyor undsir-the laws of the State of Minn
Survey€d this 24th day of January 2011.
Signed
Gregory R. rich, Minn. Reg. No. 24992
+
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LOT SURVEYS COMPANY, INC. Existing Conditions Survey For. s.e:NO. 02.23
LAND SURVEYORS LEE SUNRAM SCAL €: tr. to
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SITE CALCULATIONS,
TOTAL 51TE AREA Ilo$l6 5F
TOTAL IFFERYILUS AREA, T,904 5F
%TOTAL IMPS 1V AREA: 69.9 %<1C%MAX
REWIRE° PARKIN&: 22 STALLS
PROVIDED PARKA 22 STALLS
PARKINS CALCLi ON
OFFICE. (5520 - 351)/200- Ib
5H M I PER BAY (2) _ �
TOTAL, 22
W PROPOSED 6H 5 TO MILDIN6
APR 13 1UI1
�E,- ELLIOTT
`i DesigniBuild
PPDIi�GNV. CML BKN®W 0 TND C WAi@ICIgN B�I�B
5616DAIRYMPLERD
BDINA, MN 55424
BUS: (612) 220 -0152
MAIL infoOdkWesigubmUm
Sunram Construction
Blocks N Rocks
f00107MAt NolM
GRAPHIC SCALE 1 1•30'
0 30 50 90
OEKTIFIGATION
OVOLOONOW �rIwI��/
C010TRUCI It 1011
DRAWING TITLE:
SITE)
LANDSCAPING
PLAN
DRAWING NUMBER:
iefL