HomeMy WebLinkAboutResolution 2002-05 - Approving CUP-Site Plan - Hope Place City of Corcoran
Hennepin County
State of Minnesota
RESOLUTION NO. 2002-05
Motion By: Gageby
Seconded By: Thomas
A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT AND SITE PLAN FOR A
SUBDIVISION TO BE KNOWN AS HOPE PLACE LOCATED IN THE NORTHWEST
QUADRANT OF COUNTY ROAD 30 AND COUNTY ROAD 116, IN THE CITY OF CORCORAN,
MINNESOTA
WHEREAS, Hope Ministries International, as applicant, has requested approval of a
Conditional Use Permit and Site Plan; and
WHEREAS, the zoning and subdivision regulations permit the request as proposed; and
WHEREAS, The Planning Commission held a public hearing on December 6, 2001; and
WHEREAS, the Planning Commission voted 4-0 to recommend the City Council approve the
request; and
WHEREAS, The City Council considers the recommendation of the Planning Commission in
making a decision.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Corcoran that the
Conditional Use Permit and Site Plan for Hope Community Church be approved subject to the following
findings and listed conditions:
Findings for the Hope Community Church application:
The property under consideration is zoned R-1 Rural Residential and churches are permitted by
conditional use. This means that if the request can satisfy the criteria outlined then it is allowed subject
to conditions that may be necessary to regulate any special concerns.
R-1 CUP Criteria
a) Adequate screening from abutting neighborhood residential uses and landscaping is provided in
compliance with Section 4(d)of this Ordinance.
Finding: The church is proposed to be constructed in the central portion of an original 80-acre
site. An existing tree line will provide some screening to the north, west and east and the
distance from the property lines provides separation.
b) Adequate off-street parking is provided on the site...and such parking is adequately screened
and landscaped...in compliance with...this ordinance.
Finding: Plantings should be added to the perimeter of the parking lot to provide screening
adjacent to the public road.
c) Adequate off-street loading and service entrances are provided.
Finding: Not applicable
d) Adequate site area other than parking or driveways is provided for an
adequately sized on-site sanitary disposal system.
Finding:Space has been provided on the site for both a primary and a secondary location.
e) The provisions of Section 10.14(a)(5)if this ordinance are considered and
satisfactorily met.
Finding: These provisions are the general CUP criteria outlined below.
General Conditional Use Criteria
The ordinance states that the Planning Commission shall consider possible adverse effects of the
proposed CUP and the judgment shall be based upon the following factors(if relevant):
a) Relationship to city plans and the geographical area involved.
Finding: The subject site is located at the intersection of two major County Roads, which
provide excellent access to the property. The land is currently zoned R-1 which allows church
uses. The City has other churches in the community in the same zoning district.
b) Whether such use will depreciate the area in which it is proposed.
Finding:Although no study has been completed, the proposed use is not anticipated to
negatively impact area property values provided all performance standards are satisfied.
c) The character of the surrounding area.
Finding: The character of the surrounding area includes agricultural uses and residential uses
at the intersection of two County roads. The church is designed with a rural character and
proposes colors that are compatible with the rural character of the area.
d) The demonstrated need for such use.
Finding: The church is a permitted use within the R-1 Rural Residential Zoning District by
Conditional Use Permit.
e) Whether the proposed use would cause odors,dust, flies,vermin,smoke,gas,noise,or vibration
or would impose hazards to life or property in the neighborhood.
Finding: The location of a church should not have any impacts as outlined above.
0 Whether such use would inherently lead to or encourage disturbing influences in the
neighborhood.
Finding: The church is proposed on an independent parcel that is removed from any existing
neighborhoods.
g) Whether stored equipment or materials would be screened and whether there would be
continuous operation within the visible range of surrounding residences.
Finding: The church will not store equipment or material on the site. All trash and recycling is
to be maintained indoors. The church runs several programs during the week and has regular
services on Sunday.
Conditions for the Hope Community Church application:
1. A hearing shall be scheduled for consideration of amending the CUP on the east side of Co. Rd.
116 prior to issuance of a building permit if necessary.
2. A hearing to vacate the ROW at the reconfigured intersection of Apple Orchard and Hunters
Ridge shall be held prior to recording the final plat.
3. The grading and drainage plans are subject to the review and approval of the City Engineer.
4. Drainage and Utility easements shall be provided over the wetland and ponding areas on site in
addition to the perimeter easements.
5. Proper permits shall be secured from Elm Creek Watershed and Hennepin County.
6. All roadway improvements as required by the County shall be installed at the applicant's
expense.
7. Apple Orchard Drive shall be posted no parking.
8. Parking lot light lighting shall be shoebox style fixtures with lighting downcast and with a
recessed lens.
9. 60' ROW and a trail easement shall be dedicated at this time. If future development requires
greater ROW, up to 80' total shall be dedicated at no cost to the City and the benefited
properties shall be assessed for roadway improvements.
10. Tree lines impacted by grading shall be fenced at the drip line to protect areas to be saved during
site grading.
11. The septic system location and design are subject to the review and approval of the building
inspector.
12. Pond maintenance shall be the responsibility of the applicant and this shall be outlined by
agreement to be drafted by the City Attorney.
13. The Rogers Fire Chief shall review the final plans prior to issuance of a building permit.
14. Outdoor special events shall comply with the City Code regarding permits and restrictions.
15. All exterior security lighting on the building shall be of the motion detection variety.
16. External lighting(parking lot lights, exterior entrance lighting,etc) on the site shall only be used
when there are activities at the facility. Internally illuminated lighting of signs or building
features shall not be considered external lighting.
17. All mechanical equipment and trash/recycling shall be indoors or properly screened.
18. There shall not be exterior speakers on the building.
19. Erosion control measures must be installed prior to commencement of grading activities and
maintained throughout construction.
20. Septic systems must be fenced for protection prior to commencement of grading activities.
21. Stop signs on the public streets shall be installed by the City,at the applicant's expense as
required by the City and County. The applicant shall install stop signs at the accesses to the
public street, in the parking lot.
22. A site development contract shall be drafted by the City Attorney and executed by the applicant
prior to issuance of a building permit with proper security provided.
23. Landscaping shall be installed and maintained per the approved landscape plan. Replacement of
plantings over the life of the project shall be per the approved plan.
-� .-
VOTING AYE VOTING NAY
X Bucher,John Bucher,John _
X Gageby,David Gageby,David
X Gmach,George Gmach,George _
X Guenthner, Ken Guenthner,Ken
X Thomas,Ron Thomas,Ron
Whereupon,said Resolution is hereby declared passed
on this 24th day of January 2002.
Kenneth Guenthner,Mayor
ATTES :
usan Vergin, CMC, "'ty Clerk City Seal