HomeMy WebLinkAboutResolution 2014-40 - Approval of Site Plan and Variance TRPD Trail HeadCity of Corcoran July 24, 2014
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -40
Motion By: Thomas
Seconded By: Asleson
APPROVAL OF A SITE PLAN AND VARIANCE FOR THE LAKE INDEPENDENCE
REGIONAL TRAIL TRAILHEAD AND BATHROOM AT 23475 COUNTY ROAD 10 (PID 18-
119 -23 -12 -0002) (CITY FILE 14 -010)
WHEREAS, Three Rivers Park District is requesting approval of a site plan and variance to
allow construction of a gravel parking lot and bathroom on property legally described as follows:
That part of the Northwest Y4 of the Northeast % of Section 18, Township 119 North,
Range 23 West of the 5th Principal Meridian, described as fol lows: Beginning at the X<
Section Post between Section 7 and Section 18 in Township 119, Range 23; thence
South along Y4 Section line 23 rods; thence East 7 rods 13 X feet, thence North 14
rods; thence West 2 rods and 3 feet; thence North 8 % rods; thence West 5 % rods and
2 feet to place of beginning, EXCEPTING therefrom the South 8 rods thereof.
And that part of the Northeast X< of Section 18, Township 119, Range 23, described as
follows: Commencing 92.75 feet East of the Northwest corner of Northeast Y4 of Section
18, Township 119, Range 23; thence South 8 rods; thence East 88.5 feet; thence North
8 rods; thence West 88.5 feet to place of beginning. Subject to road.
And all that part of the Northeast X of Section 18, Township 119, Range 23, described
as follows: Commencing at a point on the North line of said114 Section distant 10 rods
and 16 % feet East of the Northwest corner of said X< Section; thence South 8 rods;
thence East 7 % rods; thence North 8 rods to the North line of said % Section; thence
West along said North line 7 % rods to the point of beginning, subject to road.
WHEREAS, the Planning Commission has reviewed the site plan and variances at a duly called
public meeting 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 site plan,
subject to the following findings and conditions:
Site plan approval is granted to allow a gravel parking lot, bathroom, and associated site
improvements, in accordance with the plans received by the City on June 13, 2014 and
revisions dated July 7, 2014 and July 19, 2014, except as amended by this resolution.
2. Approval of this resolution is contingent upon approval of rezoning the property from TCR to
CR.
3. Variances to allow a 22' V front yard setback along County Road 10 where 100 feet is
required and to reduce the required landscaping are approved, subject to the following
findings:
a. There are practical difficulties for the applicant in complying with the Zoning Ordinance.
The setback requirements cannot be met because the size and shape of the parcel is
smaller than the required minimums. The project site is .84 acres, with a lot depth of
99.31 feet along County Road 10, and a lot depth of 95.66 feet from County Road 10.
Page 1 of 3
City of Corcoran July 24, 2014
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -40
Given these dimensions, the applicant cannot construct the project on the existing lot
according to the provisions of the Ordinance. The required landscaping requirements are
not practical for a temporary use of the site and the trail crossings within the parcel.
b. The conditions upon which the variance requests are based are unique to this parcel
due to the legal nonconforming lot size.
c. The proposed parking lot for the Trailhead is consistent with the character of the locality.
The parking lot provides greater access to the existing Lake Independence Trail and
maintains the rural service character of the intersection. The proposed landscaping
enhances the vegetative cover and appearance of the site.
d. The proposed project is in harmony with the general purposes and intent of the
Ordinance. The proposed use as a parking lot with a bathroom is a civic use that
increases a service amenity to residents in the area. The proposed site landscaping
significantly increases the number of trees on site and effectively screens potential
headlight nuisances.
e. The variance is consistent with the Comprehensive Plan, maintains the rural character of
the site, and enhances parks and trail amenities for Corcoran residents.
4. A gravel parking lot and bathroom is approved as shown on the plans.
5. Prior to issuance of building permits, the applicant/landowner must:
a. Record the approving resolution at Hennepin County and provide proof of recording to
the City.
b. The applicant shall comply with all comments from the June 18, 2014 memo from the
City Engineer.
c. If site lighting (either on the building or freestanding) is proposed, it must comply with
Section 1060.040 of the Zoning Ordinance.
d. The Trailhead entrance sign must comply with the 10 foot sign setback standards of
Chapter 84.07 of the City Code.
e. The applicant shall obtain septic approval from Hennepin County and provide a copy of
the approval to the City.
f. The applicant shall obtain appropriate well permits and provide a copy of the approval to
the City, if a new well is proposed.
g. The "optional" urinal in the restroom must be constructed as shown on the site plan. The
applicant should revise the plans to reflect this change.
h. The applicant shall replace the 5 trees to be removed with 5 native trees in a location to
be determined by the applicant. A copy of the revised planting plan shall be provided to
the City.
Page 2 of 3
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2014 -40
July 24, 2014
6. Approval shall expire within one year of the date of approval unless the applicant
commences the authorized use.
VOTING AYE
® Guenthner, Ken
❑ Asleson, Rich
❑ Cossette, Tom
® Lynch, Diane
® Thomas, Ron
VOTING NAY
❑ Guenthner, Ken
❑ Asleson, Rich
❑ Cossette, Tom
❑ Lynch, Diane
❑ Thomas, Ron
Whereupon, said Resolution is hereby declared adopted on this 24th day of July 2014.
ATTEST:
eanie Heinecke — Clerk
Kenneth Guenthner - Mayor
Page 3 of 3
City Seal