HomeMy WebLinkAboutResolution 2016-77 Park Place Storage SP VAR CUP ResolutionCity of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2016 -77
Motion By: Keefe
Seconded By: Thomas
September 22, 2016
APPROVAL OF A SITE PLAN, VARIANCE AND CONDITIONAL USE PERMIT FOR PARK
PLACE STORAGE CONDOMINIUMS ON THE 18 ACRE SITE LOCATED AT 6415 COUNTY
ROAD 19. (PID 31- 119 -23 -31 -0005, 31- 119 -23 -31 -0056 AND 31- 119 -23 -31 -0057)
(CITY FILE 16 -002)
WHEREAS, Park Place Storage Condominiums, Inc. ( "the applicant ") has requested approval of
a site plan, variance and conditional use permit to allow for the construction buildings on
property legally described as follows:
Lots 2 and 3, Block 1, Park Place Storage Plat 2, Hennepin County, Minnesota, together
with the north 10 acres of the northeast Quarter of the Southwest Quarter, except Road,
of Section 31, Township 119, Range 23, all in Hennepin County, Minnesota.
WHEREAS, the Planning Commission has reviewed the site plan, variance and conditional use
permit at a duly called public meeting and recommends 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 for a site plan,
variance and conditional use permit approval, subject to the following findings and conditions:
1. Site plan approval is granted to allow for the construction of a building addition as shown
on plans received by the City on January 19, 2016 and revisions received on August 22,
2016 and September 1, 2016, except as amended by this resolution.
2. The master site plan is approved. Any changes to the approved site plan will require
submittal of a site plan amendment for City review and approval.
3. Approval is contingent upon City Council approval of the rezoning to 1 -1 and the variance
to allow development prior to municipal services.
4. The applicant shall comply with all conditions in the City Engineer's memo dated August
24, 2016.
5. The applicant shall comply with all conditions in the Public Safety memo dated August 11,
2016.
6. The application is subject to the review and approval by the Elm Creek Watershed
Management Commission. The applicant shall comply with any conditions of approval
from the watershed.
7. The application is subject to the review and approval by Hennepin County for access
permits and impacts in County right -of -way. The applicant shall comply with any conditions
of approval from the County.
8. The development must comply with all 1 -1 district standards.
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City of Corcoran September 22, 2016
County of Hennepin
State of Minnesota
RESOLUTION NO. 2016 -77
9. A variance to allow development in the 1 -1 district in advance of municipal services, is
approved subject to the following findings:
a. There are practical difficulties for the applicant in complying with the Zoning
Ordinance. The storage facility has limited need for municipal services and can be
served adequately with on -site well and septic. The applicant is able to provide fire
suppression in the building and delaying construction of these final phases of the
Park Place Storage would have limited benefit.
b. The conditions upon which the variance request is based are unique to this parcel
due to the nature of the storage buildings and the fact that this is an expansion of an
existing development /facility.
c. The proposed development will not alter the essential character of the locality. The
proposed project is consistent with other uses in the area and is allowed in the 1 -1
zoning district.
d. The proposed project is in harmony with the general purposes and intent of the
Ordinance. The site will be served by private streets and utilities and will be subject
to the City's assessment policy for the future public improvements that would serve
the site.
e. The variance would allow development that is consistent with the Comprehensive
Plan, which anticipates this type of use, and consistent with the industrial nature of
the zoning district.
10. A conditional use permit to allow a Mini Storage /Self Storage Facility is approved, subject
to the following findings:
a. The plans comply with Compliance with and effect upon the Comprehensive Plan,
including public facilities and capital improvement plans.
b. The establishment, maintenance or operation of the conditional use will not be
detrimental to or endanger the public health, safety, morals or comfort.
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.
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 or can be reasonably provided
to accommodate the proposed use. The applicant will dedicate the full right -of -way
for a new public street that will be constructed in the future when sewer and water
are available.
f. The conditional use shall conform to the applicable regulations of the district in
which it is located.
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City of Corcoran
County of Hennepin
State of Minnesota
g. The use shall be subject to the following conditions:
September 22, 2016
i. Units are to be used for dead storage only. Units are not to be used for
retailing, auto repair, human habitation, or any commercial activity, except
as allowed by this Section.
ii. No office and /or retail space is allowed.
iii. Storage of hazardous or flammable materials is prohibited.
iv. No exterior storage is allowed.
v. The facility shall be secured by either the walls of the structure and/or
fencing. All doors on the units shall face inward and away from the street
and property lines.
vi. An on-site manager is allowed only where adequate sanitary facilities are
provided, either through use of a septic system or through connection to
the public sanitary sewer system. Use of portable sanitary facilities does
not fulfill this requirement.
11. A conditional use permit to allow for alternative building materials is approved, subject to
the following findings:
a. The proposed building and material maintains the quality, durability and value intended
by the Ordinance. The visible building elevations would comply with ordinance
standards and the metal buildings will ultimately be screened by these compliant
buildings.
b. The proposed building is compatible and in harmony with other existing structures
within the district and immediate geographic area. This is an expansion of an existing
storage complex with metal siding. The proposed siding is a textured metal material of
a higher quality than the existing building and will be screened from adjacent properties
by other buildings.
c. The provisions of Section 1070.020 have been considered and determined to be
satisfied.
12. Prior to release of the final plat for filing or issuance of any permits, the applicant must:
a. Revise the plans to show snow storage on site.
b. Revise the square footage /perimeter measures for consistency between plan
sheets and update the landscape plan to ensure compliance with ordinance
requirements.
c. The landscape plan shall be revised to more evenly distribute landscaping on site,
including north of Building H.
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City of Corcoran September 22, 2016
County of Hennepin
State of Minnesota
RESOLUTION NO. 2016-77
d. Correct the plan sheet to reflect the requested Light Industrial (1-1) zoning district
zoning and standards. The existing zoning is UR, but the plan sheets indicate C-
2.
e. Plans must be revised to comply with the 1-1 minimum setback requirements. The
setbacks must be shown on the plans.
f. Update the plan sheets to show how improvements would be phased.
g. The narrative indicates a wash bay will be provided for owner use. The plans must
be revised to clearly show the location and provide details about how the facility
would be serviced including how water will be managed.
h. Update the plans to provide the name of the street for the new right-of-way based
on the City Street Naming Policy.
i. A private road will be allowed to be constructed in the new public right-of-way to
service the site. Road details must be provided to ensure compliance with city
standards.
j. Details for the proposed emergency access from County Road 19 must be
provided to show compliance.
k. The applicant must obtain all required access permits from Hennepin County.
I. The lighting plan must be revised to show compliance with Section 1060.040 of
the Zoning Ordinance.
m. The applicant is responsible for obtaining septic permits from Hennepin County.
n. The applicant is responsible for obtaining required water permits from the State.
o. The plans must be revised to show a phasing plan for site improvements.
p. The details must be updated to show fence height details. The fence must
comply with Zoning Ordinance standards.
q. The applicant must provide details (including colors) for the proposed doors.
r. The lighting plan must be revised to show foot-candies to the centerline of the
new public street to show compliance with Zoning Ordinance standards.
s. Wetland buffers and setbacks must comply with Section 1050.010 of the Zoning
Ordinance.
i. The applicant must provide a IVINRAIVI report to establish wetland quality
for city review and approval.
ii. Wetland buffers and setbacks shall be provided adjacent to wetlands.
iii. Wetland buffers and setbacks must be dimensioned and labeled on the
plans.
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City of Corcoran September 22, 2016
County of Hennepin
State of Minnesota
RESOLUTION NO. 2016 -77
iv. Wetland buffer monument signs must be shown on the plans and installed
on site.
v. Wetland buffer monuments must be purchased from the City.
vi. The applicant must comply with both City and Watershed standards.
13. Prior to issuance of building permits, the applicant /landowner must:
a. The applicant must Record the approving resolution at Hennepin County and provide
proof of recording to the City.
b. Final plans must be submitted and approved by the City.
c. The applicant shall provide a financial guarantee in compliance with Section 1070 of
the Zoning Ordinance.
14. Approval shall expire within one year of the date of approval unless the applicant
commences the authorized use.
VOTING AYE
® Guenthner, Ken
® Hank, Pat
® Keefe, Mike
® LaFave, Tonya
® Thomas, Ron
VOTING NAY
❑ Guenthner, Ken
❑ Hank, Pat
Ej Keefe, Mike
❑ LaFave, Tonya
❑ Thomas, Ron
Whereupon, said Resolution is hereby declared adopted on this 22nd day of September
2016.
-,�L 44'4-c ---
Kenneth Guenthner -Mayor
ATTEST:
Jessica Beise —City Clerk/Administrative Services Coordinator
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City Seal