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HomeMy WebLinkAbout2024-11-07 Planning Commission Agenda Packet Corcoran Planning Commission Agenda November 7, 2024 - 7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum – Public Comment Opportunity 5. Minutes a. Minutes – October 3, 2024, Meeting* 6. New Business a. Public Hearing. Tonka Auto Site Plan, Conditional Use Permit, and Iterim Use Permit (City File 24-008). i. Staff Report ii. Open Public Hearing iii. Close Public Hearing iv. Commission Discussion & Recommendation 7. Reports/Information a. Other Business b. Planning Project Update* c. City Council Report* – Council Liaison Vehrenkamp 8. Commissioner Liaison Calendar Suggested City Council Meetings 11/14/2024 11/25/2024 12/12/2024 01/09/2025 01/23/2025 02/13/2025 Brummond Hargeaves Kozicky Lind Yang Brummond 9. Adjournment HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Planning Commission meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 305 224 1968 US Enter Meeting ID: 847 1826 9472 Video Link and Instructions: https://us02web.zoom.us/j/8471826 9472 Or visit http://www.zoom.us and enter Meeting ID: 847 1826 9472 *Please note in-person comments will be taken at the scheduled meeting where noted. Comments received via email to the City Planner (dklingbeil@corcoranmn.gov) or via public comment cards will also be accepted. All email and public comment cards must be received by the 4PM of the day before the meeting. For more information on options to provide public comment visit: Agenda Item 5a. Corcoran Planning Commission Minutes October 3, 2024 - 7:00 pm The Corcoran Planning Commission met on October 3, 2024, in Corcoran, Minnesota. All five Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in-person and monitor the meeting through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Brummond, Hargreaves, Kozicky, Lind, and Yang were present. Also present: Community Development Director Davis McKeown, Planner Shay, and Council Liaison Vehrenkamp. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Lind, seconded by Kozicky, to approve the agenda for the October 3, 2024, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). 4. Open Forum (none) 5. Minutes Commissioner Lind noted an error in the first paragraph of the draft minutes which reported an inaccurate number of commissioners present. Motion made by Kozicky, seconded by Brummond, to approve the September 5, 2024, Planning Commission Minutes with the correction to the error in the first paragraph. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). 6. New Business – Public Comment Opportunity a. Public Hearing. 3019 Addition Preliminary Plat, Rezoning and Comprehensive Plan Amendment (City File 23-027) i. Planner Shay presented the Staff Report. ii. Public Hearing 1. Aaron Dean, Moss & Barnett, discussed the timeline of this application and disagreed with the date that a complete application was submitted; believed the moratorium on development in the CR and TCR zoning districts targeted this applicant specifically; and disagreed with the interpretation of the density requirements for commercial development. 2. David Bethke, 9733 Rush Creek Blvd, had concerns regarding traffic impacts, air pollution and noise pollution. He also agreed with the concerns raised in the written comment from Kevin Dale (9820 Creek View Circle) and believed the City’s recommendation was attempting to protect residents. 3. Tom Kruse, 23100 County Road 30, had a question regarding the location of the proposed residential lots, and discussed the easement west of his property line and his general disfavor of the application. 4. Denise Lowe, 9836 Rush Creek Blvd, was concerned with the drainage impacts from commercial lots and a road connection to Rush Creek Boulevard. 5. Rick Mueller, 9848 Rush Creek Blvd, was concerned with drainage impacts, discussed drainage impacts from previous developments in the area, and wanted to know if the applicant was made aware of the density requirement. 6. Michael Cain, 20913 County Road 10, was concerned with the impact of drainage off of his property. Motion made by Lind, seconded by Yang, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). iii. Commission Discussion & Recommendation – Commission discussion included staff responses to the questions raised during the public hearing; clarification of the site’s stormwater drainage; clarification that this application does not include a connect to Rush Creek Boulevard; clarification on the commission’s review process for each of this item’s application types; the infrastructure feasibility study; warrants for turn-lanes; clarification of the number of development rights allotted to the property; congestion issues at the intersection of County Road 19 & County Road 30; clarification that improvements to the intersection of County Road 19 & County Road 30 were not required for this application; the timeline of this application in relation to the development moratorium in the CR and TCR districts; clarification of the code being referenced by the applicant; clarification of when the development rights program was established; clarification of what is considered a complete application; clarification of where development rights are referenced within the City Code; past communication between the applicant and the City; next steps in the review process; and clarification that the applicant was made aware of the development rights program and moratorium. Motion made by Brummond, seconded by Lind, to recommend approval of the draft resolution denying the request of a Preliminary Plat, Rezoning and Comprehensive Plan Amendment for 3019 Addition. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). 7. Reports/Information a. Other Business – None. b. Planning Project Update* - The planning project update included a clarification of the uses allowed in the Corcoran Storage II project. c. City Council Report* – City Council Report included a recap of the City Council Work Session held on September 26, 2024, and the process of open work sessions. 8. Commissioner Liaison Calendar 9. Suggested City Council Meetings 10/10/2024 10/24/2024 11/14/2024 11/25/2024 12/16/2024 01/09/2025 Lind Yang Brummond Hargeaves Kozicky Lind 10. Adjournment Motion made by Kozicky, seconded by Yang, to adjourn the October 3, 2024, Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). The meeting adjourned at 8:12 pm. Page 1 of 9 STAFF REPORT Agenda Item 6a. Planning Commission Meeting: August 1, 2024 Prepared By: Dwight Klingbeil Topic: Tonka Auto Site Plan & CUP (PID 26-119-23-12-0004) (City File No. 24-008) Action Required: Recommendation 1.Application Request Tonka Auto Center, the applicant, requests approval of a Site Plan Amendment and a Conditional Use Permit (CUP) to allow the operation of an auto repair business on the property of 20201 County Road 50, along with an Interim Use Permit (IUP) to reduce the required amount of parking stalls. The applicant operates the business out of a dedicated shop area that is located within the existing building on the site. 2.Background Code Violation In November 2023, the City’s Code Enforcement division was notified that Tonka Auto Center was operating from the site without a CUP. In December 2023, Staff conducted a property maintenance inspection for a rental dwelling license for the house also located on the property. It was confirmed at that time the auto repair business was operating on the property. A condition of the rental dwelling license required the property owner and applicant to submit a Site Plan Amendment and CUP application to the City for review. Zoning and Land Use The 0.91-acre site is currently zoned Light Industrial (I-1) and guided light industrial in the 2040 Land Use Plan. The site contains two structures, the principal structure is comprised of a shop with two service bays (Tonka Auto Center), an office (Alert Fire & Safety Co.), and a rental residential unit. The office is a permitted use within the I-1 district, but there are several existing legal, non-conforming aspects of the site since the use pre-dates the prevailing Zoning Ordinance. The residential unit is a legal non- conforming use for the site. Motor vehicle repair is a permitted use in the I-1 district with the approval of a CUP. Currently, the auto repair business is operating without the required approvals. Figure 1 Property Location: 20201 County Road 50 Page 2 of 9 Surrounding Properties The properties to the east and west are zoned I-1, the property to the southwest is zoned Planned Unit Development (PUD), all three are guided light industrial in the 2040 Comprehensive Plan. City Park is located to the north of this site, which is zoned Public/Institutional (P-I) and guided as Parks/Open Space. Natural Characteristics of the Site The Natural Resource Inventory Areas map in the 2040 Comprehensive Plan identifies an Old Field Upland community on the site. Unnamed Creek HENN_9228 intersects the neighboring parcel to the east. This site is located within the Shoreland Overlay District due to the proximity of this property to the creek. 3. Analysis of Request Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, and City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo, and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a site plan, CUP, and IUP is limited to whether the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the application. B. Consistency with Ordinance Standards Site Plan Amendment The applicant plans to operate within an existing building and proposes improving the existing bituminous pavement by striping formal parking stalls. No other changes to the site are proposed. Lot Analysis Lot standards for the I-1 district are as follows: Minimum lot area 1 acre Minimum lot width 100 feet Minimum lot depth 200 feet Minimum Principal Structure Setbacks: Figure 2 Zoning Map Page 3 of 9 Front, from Major Roadways* 100 feet Front, from all other streets 50 feet Side 20 feet Rear 20 feet Adjacent to Residential 50 feet Maximum Principal Building Height 45 feet Maximum Impervious Surface Coverage 70% *Major Roadways are state highways and county roads The existing parcel is 0.91-acres and is a legal non-conforming parcel. Maximum impervious surface coverage in the I-1 district is 70%, however, the maximum impervious surface coverage of the shoreland overlay district is 25%. The existing coverage is ~50%. This is allowed as it is a legal, non-conforming impervious surface coverage, and the site plan does not expand the impervious surface area. Any expansion to the impervious surface coverage in the future would require approval of a variance. The application does not include any changes to the building setbacks. The structure has an existing legal, nonconforming setback of 80 ft. from the front property line along County Road 50 where 100 ft. is required (without enhanced landscaping). The I-1 district has a 45’ building height limit, but the Shoreland Overlay District has a 25’ building height limit. The building height is unknown. However, if the building height exceeds 25’, this would be considered a legal, nonconformity as the building long pre- dates the prevailing Zoning Ordinance. Parking Parking lots and drive aisles are subject to a 100-ft. setback from County Road frontages and a 10-foot setback from interior property lines. However, it appears the existing location of the bituminous pavement for parking was approved prior to the adoption of the current parking setback requirements. This parking lot is allowed in its current location as a legal, non-conforming use. The proposed site plan includes three uses: the rental dwelling unit, the motor vehicle repair (Tonka Auto Center), and the office (Alert Fire & Safety Co.). Each of these uses Page 4 of 9 have a minimum parking stall requirement, which is detailed in Section 1060.060 Subd. 8 of the Zoning Ordinance. The minimum requirement for these uses is as follows: -Residential use: 2 spaces -Tonka Auto (Auto Service use): 4 stalls plus 1 stall per service bay = 6 stalls -Alert Fire & Safety Co. (Office): One space for each 200 sq ft of floor area. A minimum of 8 spaces Required = 8 stalls In total, the uses require a minimum of 16 parking stalls on the site. The proposed site plan only identifies 8 parking stalls on the west side of the site, which is enough to satisfy the Motor Vehicle Repair requirements. There is a provision in Code that allows for a reduction in space requirements through an IUP. The existing business on the site does not require 8 parking stalls. While customers can come to the site, it is rarely more than one person at a time. Staff recommends at least 2 dedicated parking stalls for the existing office use in addition to the 8 parking stalls proposed on the new site plan. It appears there is plenty of space for 2 residential parking spots on the east side of the site nearest the house. As a condition of approval, the site plan must be revised to show 12 Minimum Dimensional Requirements for Parking Angle of Parking Stall Width Parallel to Aisle Stall length of Line Stall Depth Aisle Width City Requirements 45˚ 12'7" 25' 17'6" 12' 60˚ 10'4" 22' 19' 16' 75˚ 9'3" 20' 19'6" 23' 90˚ 9' 18'6" 18'6" 26' Applicant's proposal 90˚ 8' 20' 20' 22'8" Figure 3 Site Plan parking spaces total. Staff also recommends the residential parking be signed as dedicated residential parking only to avoid the stalls being used for either of the commercial uses. In addition to the minimum number of parking stalls required, the parking stalls must comply with the minimum dimensional requirements detailed in Section 1060.060 Subd. 4(C). Those standards are as follows: Page 5 of 9 All the proposed stalls have a parking angle of 90˚. Parking stalls of this angle must have a minimum width of 8 ft, length/depth of 18 ft 6 in, and a drive aisle width of 26 ft. The proposed stalls as currently shown fail to comply with the minimum stall width and minimum aisle width. A condition of approval requires the applicant to revise their site plan to comply with the dimensional requirements of this section of code, which will require a different angle of parking to be applied. Signage The applicant has not provided a sign plan but indicated that they may want to install a sign in the future. There are currently no signs on the site. The Ordinance allows for one freestanding sign, not to exceed 16 feet in height, and one wall sign at the building entrance, not to exceed 10% of the building face. Any new signs installed on this site must comply with the sign requirements in Chapter 84 of the City Code and are subject to a Minor Site Plan Amendment by the City. Landscaping There is no requirement for additional landscaping with this application as there is no expansion of the building or parking lot. The scope of the site plan amendment is limited to the formalization of the existing parking pad through the striping of parking stalls. Any future expansions will require the site be brought into compliance with the prevailing landscaping standards at that time. Lighting and Refuse The proposed plan does not include a change in the exterior lighting on the site. Any new lighting added to the exterior of the site must comply with the lighting requirements in the Zoning Ordinance and is subject to a Minor Site Plan Amendment by the City. Additionally, the plan does not address the storage of garbage and trash. The requested use must comply with the refuse standards of the zoning ordinance, which prohibits exterior storage or incineration of trash or garbage. Streets/Access Currently, the site has two driveways directly accessing County Road 50. No access changes are proposed by the applicant. However, access is subject to approval by Hennepin County. Since there is a change in use, the County may require that one of the driveways be closed. A proposed condition of approval is for access to be reviewed and permitted by Hennepin County. Should the County require closure of one of the driveways, the site plan must be revised accordingly. Utilities The site does not have access to municipal sewer and water and is currently served by a private well and septic system. Page 6 of 9 Conditional Use Permit The applicant is requesting a conditional use permit to allow “Motor Vehicle Repair” on the property. According to the applicant’s narrative, the proposed use is a small auto repair shop with two employees, typically servicing four vehicles per day using two garage bays. Section 1040.125, Subd. 4 of the Zoning Ordinance allows the landowner to request a CUP if they comply with the Conditional Use Permit standards in Section 1070.020 of the Zoning Ordinance. Specifically: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed motor vehicle repair use is consistent with the light industrial uses anticipated on this site by the Comprehensive Plan. It will also be consistent with Goal 4 of the 2040 Land Use Plan, which is to attract and encourage new light industrial, office-industrial, high tech and professional services, and maintain and expand existing businesses in Corcoran. The proposed use is not in conflict with the City’s public facilities or capital improvement plans. B. The establishment, maintenance or operation 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. 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. The use is contemplated within the I-1 district, and the business will serve the surrounding community. 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 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 surrounding properties to the east, west, and south are all guided and zoned for light industrial uses. County Road 50 provides separation between this business and City Park to the north. Conditions can be applied to mitigate the impact of this business to other properties and ensure compliance with the Zoning Ordinance standards. 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. Page 7 of 9 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. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The site is served by a private well and septic system that is able to accommodate the proposed use. The site is served by County Road 50 which is adequate to accommodate the traffic to and from the site. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Motor Vehicle Repair is subject to additional standards of the I-1 zoning district which are outlined in Section 1040.125, Subd. 4(C). These standards are as follows: 1. All servicing of vehicle and equipment shall occur entirely within the principal structure. 2. To the extent required by State law and regulations, painting shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulate matter. 3. Storage and use of all flammable materials, including liquid and rages, shall conform with applicable provisions of the Minnesota Uniform Fire Code. 4. Parking, driveway, and circulation standards and requirements shall be subject to the review and approval of the City and shall be based upon the specific needs of the operation and shall accommodate large vehicle equipment and semi-trailer/tractor trucks. 5. The storage of damaged vehicles and vehicle parts and accessory equipment must be completely inside a principal or accessory building. 6. The sale of products other than those specifically mentioned in this Section shall be subject to a separate conditional use permit. Based on the materials provided by the applicant, staff has determined that all of the requirements have been met or can be met with additional conditions. Conditions have been added to address the requirements for vehicle service locations and storage areas of vehicles and parts. In addition to the parking conditions outlined in this report, an additional parking condition has been added to address the fourth standard of this section. The applicant’s specific needs do not involve semi-trailers or tractor trucks; therefore, Page 8 of 9 no parking accommodations are required for such large vehicles. To maintain this, a condition has been added prohibiting the parking of large vehicle equipment and semi-trailer/tractor trucks on-site. G. The conditional use and site conforms to performance standards as specified by this chapter. The only thing proposed to change with this new use is formalizing the parking arrangement on the site. Staff proposes conditions in the draft resolution to ensure compliance with the performance standards for parking. Interim Use Permit The applicant is requesting approval of an IUP to allow a reduction in the number of parking stalls required for the Office on the site from 8 stalls to 3 stalls. Section 1060.060 Subd. 10 allows the landowner to apply for an Interim Use Permit (IUP) if they comply with the Interim Use Permit standards in Section 1070.030 Subd. 3. Specifically: A. Meet the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3. The reduced parking use meets the requirements of a conditional use permit as outlined in the Conditional Use Permit section of this report. The business in the office has years of experience to understand the traffic generated by their use, and they are comfortable with 3 dedicated parking spaces. The reduced parking is not in conflict with the Comprehensive Plan. The reduced parking stalls on the site will not be detrimental to or endanger the public health, safety, morals or comfort. The reduced parking requirement 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 reduced parking stalls will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. No new public facilities and services are necessary to accommodate the proposed parking requirement. The reduced amount of parking stalls does not conflict with other I-1 district regulations. Finally, the reduced parking spaced will conform to all other performance standards with a condition of approval that the site plan be revised to meet the minimum parking space dimensions. B. The use is allowed as an interim use in the respective zoning district. The parking performance standards provides that parking reductions can be granted as an interim use permit. This use is not tied to a specific zoning district and is allowed to be granted in the I-1 zoning district. Page 9 of 9 C. The date or event that will terminate the use can be identified with certainty. A condition of approval should require the interim use permit to expire immediately after either of the existing businesses on the site cease operations, or once parking demands on the site exceed the number of stalls provided. This will allow the City to review any changes in occupancy, even if it is a similar use, to determine whether more parking is required to meet anticipated demand of future businesses on the site. D. The use will not impose additional unreasonable costs on the public. Staff has no reason to believe the requested reduction in parking stalls would impose additional unreasonable costs on the public. A condition of approval included in the draft resolution clarifies that all parking must occur on site. Parking for any and all uses on the site cannot be located on County Road 50. E. The user agrees to any conditions that the City Council deems appropriate for the permission of the use. Council may add additional conditions of approval for this reduction which may be included in the approving resolution. 4. Recommendation Staff recommend approval of the draft resolution approving the Site Plan Amendment and CUP to allow Tonka Auto Center to operate a motor vehicle repair business on the property of 20201 County Road 50, with the conditions outlined in this report. Staff also recommends approval of the draft resolution approving the IUP to reduce the required number of parking stalls on the site to 12 stalls. Attachments: 1. Draft Resolution Approving the Conditional Use Permit & Site Plan Amendment 2. Draft Resolution Approving the Interim Use Permit 3. Engineering Memo dated October 30, 2024 4. Applicant Narrative 5. Site Plan City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT FOR TONKA AUTO CENTER AT 20201 COUNTY ROAD 50 (PID 26-119-23-12- 0004) (CITY FILE NO. 24-008) WHEREAS, Tonka Auto Center (“the applicant”) request approval of a site plan amendment and a conditional use permits to allow for the operation of a Motor Vehicle Repair business on property legally described as follows: SEE ATTACHMENT A WHEREAS, the Planning Commission reviewed the site plan amendment and conditional use permit at a duly called public hearing and recommends approval. 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 amendmnet and conditional use permit are approved to allow for the operation of a motor vehicle repair business within an existing building as shown on application materials and plans received on June 25, 2024, with additional information received on July 23, 2024, and September 4, 2024, except as amended by this resolution. 2. The applicant must comply with the City Engineer’s memo dated October 30, 2024. 3. A conditional use permit is approved to allow the operation of a motor vehicle repair business at 20201 County Road 50 and subject to the finding that the applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The proposed use is consistent with uses anticipated by the Comprehensive Plan and does not impact the public facilities or capital improvement plans. Granting the permit will facilitate the encouragement of a new light industrial service. This satisfies Goal 4 in the Land Use chapter within the 2040 Comprehensive Plan. 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. The use is contemplated within the I-1 district, and the business will serve the surrounding community. 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. City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 4 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. e. Adequate public facilities and services are available. f. The conditional use, in all other respects, conforms to the applicable regulations of the I-1 District in which it is located, and is subject to the specific criteria outlined in Section 1040.125, Subd. 4(C) (I-1 Conditional Uses). Specifically, i. The servicing of vehicles and equipment shall occur entirely within the principal structure. ii. To the extent required by State law and regulations, painting shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulate matter. iii. Storage and use of all flammable materials, including liquid and rags, shall conform with applicable provisions of the Minnesota Uniform Fire Code. iv. Parking and drive-aisles must comply with the minimum dimensional requirements described in Section 1060.060, Subd. 4(C). Large vehicle equipment and semi-trailer/tractor trucks shall not be allowed on the site without proper parking accommodation approved by the City. v. The storage of vehicles, vehicle parts and accessory equipment must be completely inside a principal or accessory building. vi. Tonka Auto shall not sell products or services that are not specifically mentioned within this resolution. g. The conditional use and site generally conform to performance standards as specified by this Chapter. Conditions of approval are included in this Resolution to ensure compliance with the performance standards. 4. The approval of the conditional use permit is contingent upon approval of the interim use permit needed to reduce the number of parking stalls required on the site. If the interim use permit is not approved, the site plan must be revised to satisfy the Ordinance as written. 5. The approval of the conditional use permit is contingent upon access approval from the Hennepin County Transportation Department. If Hennepin County requires closure of one of the driveways, the site plan must be revised to satisfy the access requirements of the County. 6. Exterior storage shall be prohibited without approval of an additional Conditional Use permit. 7. The applicant shall submit a revised site plan that complies with the dimensional standards of Section 1060.060 Subd. 4(C) and approved by the City Engineer prior to recording the approval with Hennepin County. 8. The applicant must record the approving resolution at Hennepin County and provide proof of recording to the City prior to beginning site work on the parking lot. City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 4 9. The escrow account with the City must remain in a positive balance. Any balance due notices for services rendered by the City must be paid 30 days from the date they are mailed to the applicant. Additional deposits to account for anticipated future work by City staff and/or consultants may be required and treated as a balance due. 10. The escrow account cannot be released until the site work is completed per plan with a final inspection completed by the City. 11. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use, records the resolution with Hennepin County, and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 25th day of November 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 4 of 4 Attachment A The East 126 feet of the North 346 feet of the West 769 feet of the Northeast Quarter of Section 26, Township 119, Range 23, as measured at right angles to the North and West lines of said Northeast Quarter. City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 4 Motion By: Seconded By: APPROVING AN INTERIM USE PERMIT FOR REDUCED PARKING REQUIREMENTS FOR THE PROPERTY LOCATED AT 20201 COUNTY ROAD 50 (PID 26-119-23-12-0004) (CITY FILE 24-008) WHEREAS, Tonka Auto Center (“the applicant”) requested approval of an interim use permit to reduce the required number of parking stalls on the property legally described as follows: See Attachment A WHEREAS, the site is comprised of three different users, an auto repair business, an office, and a residential use. WHEREAS, the Planning Commission reviewed the request at a duly called public hearing and recommended approval. 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, subject to the following findings and conditions: 1. An interim use permit is approved as shown on application materials and plans received by the City on June 25, 2024, with additional information received on July 23, 2024, September 4, 2024, and October 30, 2024, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s Memo dated October 30, 2024. 3. An interim use permit is granted to allow the number of required parking stalls to be reduced from 16 stalls to 12 stalls, subject to the conditions in this approval. a. The applicant must adhere to the commitments made in the application narrative received October 30, 2024. b. The applicant must clearly delineate the parking stalls assigned to the auto repair use, the office use, and the residential. c. Parking from one use shall not overflow into parking areas designated for a different use. d. The residential parking spaces must also be striped with signage indicating the spaces are reserved for residential use only. 4. An interim use permit is approved to allow the reduction of required parking stalls for the property of 20201 County Road 50 and subject to the finding that the applicable criteria in Section 1070.030 (Interim Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 4 a. The reduced parking stall requirement meets the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3. b. The parking performance standards are not tied to a specific zoning district and is allowed to be reduced in the I-1 district. c. The date or event that the use is terminated has been identified within this resolution. d. The use does not impose additional unreasonable costs to the public. e. The applicant agrees to the conditions set forth in this resolution. 5. FURTHER, that the following conditions be met prior to making improvements on site: a. The site plan must be revised to dimension all parking stalls to adhere to the minimum dimensional requirements described in Section 1060.060 Subd. 8 of the zoning ordinances for review and approval by Engineering. b. The developer shall record the approving resolution with Hennepin County and provide proof of recording to the City. 6. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 7. The interim use shall terminate on the happening of any of the following events, whichever occurs first: a. If either the auto repair or office business ceases. b. If property ownership changes. c. If ownership of the business changes. d. If parking demands exceed the number of off-street parking stalls available. e. If a Notice of Termination for the Stormwater Pollution Prevention Plan is submitted to the Minnesota Pollution Control Agency. f. If there is a failure to meet other local, state, and federal regulations. City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 4 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 25th day of November 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran November 25, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 4 of 4 ATTACHMENT A The East 126 feet of the North 346 feet of the West 769 feet of the Northeast Quarter of Section 26, Township 119, Range 23, as measured at right angles to the North and West lines of said Northeast Quarter. Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Tonka Auto Date: October 30, 2024 Exhibits: This Memorandum is based on a review of the following document: 1. Certificate of Survey by Gronberg and Associates Inc for Jake Hautman Dated 6/10/2024 Comments: General 1. The development is proposing to utilize the existing structures and parking lots with no proposed site improvements beyond the existing facilities. 2. The location of the parking stalls appear to restrict the access aisle along the west side of the site to less than allowed by City Code. The location and/or orientation of the of the parking stalls shall be revised to ensure the access aisle widths are maintained. 3. The lot has access from County Road 50 with two driveway locations. Hennepin County shall review and approve the existing access use. 4. The property currently utilizes a private well and septic system with no connections to the public system proposed. 5. Aerial imagery shows trapped water and pavement cracking within the parking lot area. We would recommend the applicant review this and ensure the paved areas are in an adequate condition and drain properly. Tonka Auto & Alert Fire and Safety Co. Parking Spots The parking needs for Tonka Auto Center will be for 2 employees, myself and my employee. We typically fill all the spots but have most of them empty by the end of the day ready for the next day and might have a couple that hangover waiting for parts to arrive. Which could be a day or more depending on the job and availability. We do have part delivery driveers that come in as well but they are normally in and out in about 5 minutes give or take a few. Currently on the plan we have 8 spots at a 90-degree angle which won’t meet the driving aisle and stall width requirements. If we angle the spots to the 75-degree angle, we should be able to meet that requirement for both issues. For Alert Fire and Safety Co. at most would have 2 employees out here at a given time but most days its just one person. They aren’t really a retail-based company, 95% of the time they go and pick up extinguishers and then drop them off here to be serviced, then come back out to grab and return to the customer. When and if they have a customer come out here to drop off or pick up extinguishers its one vehicle and they are in and out in less than 5 minutes typically. From time to time, you get someone that likes to talk then it takes longer. On an average day out here for Alert they have one employee and hardly any foot traffic from customers. On a busy day they would have 3 vehicles that would need parking spots. We are aware that we probably won’t be able to accommodate the number of spaces needed for that. But since it is normally one person here for Alert, we would like to ask if we can do less parking spaces for them. Maybe 2 or 3 parking spaces, only for the fact that they normally have just one person here. Any feedback would be appreciated but hopefully we can get this figured out. Sincerely, Jake Hautman & Steven Djerf Page 1 of 3 Agenda Item 7b. MEMO Meeting Date: November 7, 2024 To: City Council From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. Kwik Trip CUP, Lot Line Adjustment, and Site Plan (PID 12-119-23-14-0006; 12-119- 23-14- 0004) (City File 23-006) Kwik Trip Inc. submitted a Site Plan, Lot Line Adjustment and CUP application for the two parcels north of Mama G’s in early 2023. A feasibility study was required to evaluate the infrastructure needs of the project. The feasibility study has been distributed to the applicant. Staff and the applicant team continue to work through requirements for the application to move forward. Additional application materials were submitted to the City for a preliminary plat, final plat, variance, conditional use permit and site plan. The application is being reviewed for completeness and is not currently scheduled for any upcoming meetings. 2. Commercial and Industrial Development Standards (Citywide) (City File 23-023) The purpose of this zoning ordinance amendment is to address and evaluate the allowed uses and use specific standards within commercial and industrial developments. The Council adopted a work plan at the November 20, 2023, regular meeting, and requested the Planning Commission to provide their initial feedback. The Planning Commission discussed this item at the December 5, 2023, meeting and expressed their desire Commercial and Industrial Development Standards address a number of items such as: specific architectural standards, infrastructure investment incentives, encouragement toward sustainable development practices, proper transitions of intensities and height, the permitted and conditional uses of each zoning type, verbiage, and lighting standards. City Staff prepared a survey for current landowners and lessees to express their Page 2 of 3 opinions on items addressed with this update. Staff mailed the online survey invitation to property owners and tenants whose property is either currently zoned, or guided for Commercial, Industrial, or Mixed-Use. The comment period for this survey closed on January 31, 2024. During the February 8, 2024, City Council meeting, Council directed staff to prioritize Rural Commercial (CR) and Transitional Rural Commercial (TCR) district updates for approval by the end of quarter 2. Staff presented feedback from the Planning Commission and results from the Business Community Survey to the City Council at the April 25, 2024, regular Council meeting for further direction. The City Council and Planning Commission discussed the Commercial and Industrial standards during the May 21, 2024, Joint Work Session. A survey invitation for feedback on Rural Commercial Subdivisions was posted to the City’s media pages and mailed out to properties within 500 feet of CR & TCR parcels. Council discussed the results of this survey during the June 27, 2024, meeting. A public hearing for an ordinance amendment removing self-storage/mini-storage from the CR and I-1 districts was held at the July 2, 2024, Planning Commission meeting. After some discussion, the Planning Commission motioned to recommend approval of this ordinance amendment. Council approved the zoning ordinance amendment, removing self-storage/mini-storage from the CR & I-1 districts at the July 25, 2024, meeting. A public hearing to clarify the use of development rights for subdivision in the UR, RR, CR, and TCR districts was held at the August 1, 2024, Planning Commission meeting. The Planning Commission motioned unanimously to recommend approval of the draft ordinance. Council approved the Zoning Ordinance Amendment at the August 22, 2024, meeting. 3. 3019 Addition Comprehensive Plan Amendment, Rezoning, and Preliminary Plat (PID 07-119-23-14-0003) (City File 23-027) Craig Scherber & Associates LLC applied for a Preliminary Plat, Rezoning, and Comprehensive Plan Amendment for a Rural Residential and Rural Commercial Development on the property at PID 07-119-23-14-0003. The application includes 15 commercial lots and 4 single-family residential lots. The applicant received Council feedback on a concept version of this proposal at the February 8, 2024, meeting. A feasibility study has been completed to evaluate the infrastructure needs of the project. The public hearing for this item was held at the October 3, 2024, Planning Commission meeting. After some discussion, the Planning Commission voted to recommend denial of the application. Council denied this application at the October 24, 2024, City Council meeting. 4. Pioneer Trail Industrial Park Final Plat & Final PUD (PID 32-119-23-43-0005, 32- 119-23-43-0006, 32-119-23-43-0013)(City File 23-030). Contour Development LLC applied for a Final Plat and a Final PUD at 6210 Pioneer Trail. The application consists of 0 lots and 3 outlots. Additional materials were submitted by the applicant and is being reviewed for completeness. This item is not currently scheduled for any upcoming meetings. 5. Tonka Auto CUP (PID 26-119-23-12-0004) (City File 24-008). Jake Hautman submitted a Conditional Use Permit application to allow the operation of an auto repair business, Tonka Auto, at 20201 County Road 50. The application is complete for city review and is scheduled for the November 7, 2024, Planning Commission meeting. 6. Corcoran Industrial Northeast (PID 01-119-23-11-0001) (City File 24-010). Page 3 of 3 Hemple Real Estate is seeking Council feedback on conceptual light industrial development at 10585 County Road 101. The plan includes 2 primary industrial buildings ranging from 200,200 to 342,000 sq ft on a 78.85-acre site. The applicant received informal feedback from the Council during the March 28, 2024, Council meeting. An Environmental Assessment Worksheet (EAW) must be completed should the applicant decide to proceed with this development. 7. Heitke Minor Subdivision (PID 28-119-23-33-0001 & 28-119-23-34-0001)(City File 24-013). Dan Heitke submitted application materials for a lot line adjustment which would allow his property at 7000 Rolling Hills Road to annex roughly 1.16 acres from Outlot A of Heitke Farm. This request also includes a vacation of an existing drainage & utility easement on the existing perimeter of Outlot A. This item was approved by the City Council during the October 24, 2024, Council meeting. 8. Camp Solberg (PID 08-119-23-31-0004) (City File 24-021). Aaron and Melissa Solberg submitted an application for a preliminary and final plat to create two single-family residential lots on Outlot B of Weinand Woods located at PID 08-119-23-31-0004. This item is incomplete for city review and is not currently scheduled for any upcoming meetings. 9. Kariniemi Orchards Preliminary Plat (PID 11-119-23-11-0012) (City File 24-024). Nathan Kariniemi submitted an application for a preliminary open space & preservation plat to allow for the development of 16 single-family lots at 20400 County Road 30. The applicant submitted additional materials and is under review for completeness. This item is not currently scheduled for any upcoming meetings. 10. Old Farm Ridge (PID 36-119-23-33-0008) (City File 24-034). Michael Kelly submitted an application for a preliminary plat, final plat, conditional use permit, and variance to plat a single lot from Outlot A of Country Season Estates, located at 6620 County Road 116. The application is under review for completeness and has not been scheduled for any upcoming meetings. 11. Chastek Concept 2 (PID 25-119-23-12-0002) (City File 24-035). Trek Real Estate and Hemple Real Estate submitted a concept plan for a 103-unit single-family development on the Chastek Farm property. The Council provided informal feedback during the October 24, 2024 Council meeting. 12. Arens Norling OS&P Concept Plan (PID 31-119-23-12-0007) (City File 24-037). Robb Norling submitted a concept plan for an open space and preservation (OS&P) plat that would consist of 8 single-family lots and 1 outlot at 6700 Pioneer Trail. The application is being reviewed for completeness and has not been scheduled for any upcoming meetings.