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HomeMy WebLinkAboutResolution 2020-75 Approval of Site Plan, CUP and VarianceCity of Corcoran County of Hennepin State of Minnesota • • • 1 1 Motion By: Schultz Seconded By: Anderson September 24, 2020 APPROVAL OF A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE FOR NELSON INTERNATIONAL AT 10409 COUNTY ROAD 101 (PID 01-119-23-41-0001) (CITY FILE NO. 20-022) WHEREAS, Nelson International is requesting approval of a site plan and conditional use permit to allow a motor vehicle repair and sales use within the Light Industrial zoning district and a variance for a larger curb cut than allowed on property legally described as follows: Lot 1, Block 5, Bellwether 2"d Addition HEREAS, the Planning Commission has reviewed. the site plan, conditional use permit and variance at a duly called public meeting and recommends approval. NOW, THEREFORE, BE IT HERE CORCORAN, MINNESOTA, that it following findings and conditions: BY RESOLVED BY THE CITY C®UNCIL OF THE CITY 0� should and hereby does approve the request, subject to the 1. A site plan and conditional use permit are approved to allow for the construction of a building addition as shown on application and plans received by the City on May 27, 2020, and additional information received June 23, 2020, July 2, 2020, July 14, 2020, July 17, 2020, July 18, 2020 and September 15, 2020, except as amended by this resolution. 2. The applicant must comply with the City Engineer's memo dated September 17, 2020. 3. All plan sheets must be updated to comply with the site plan dated September 15, 2020. 4. No approvals are granted for the future expansion shown on the plans. Anew application for a site plan/conditional use permit amendment would be required when the expansion is proposed. 5. The variance fora 50 ft. curb cut width where 32 ft. is allowed is approved based on the following findings: a. The applicant has stated that a variance for the curb cut width is required because a 32 ft. driveway does not allow for a truck to enter and exit the site at the same time. The City Engineer notes that it is typical for a vehicle to yield while another is traveling through the driveway thereby eliminating this issue. However, the revised plans have shifted the entrance to the site east and there is now potential for stacking to occur and to spill out onto County Road 101. The City Engineer supports the variance for this temporary condition. When the new public street is constructed along the north side of the property, the applicant will be required to remove the curb cut and relocate it to the west side of the site. The future curb cut will not have the same potential issues with traffic stacking on to the County Road and will be required to be 32 feet wide per city standards. Staff supports the variance for the above reasons.. Page 1 of 5 City of Corcoran County of Hennepin State of Minnesota September 24, 2020 b. Access to the sifie will be provided from a street easement for a future streefi and no other properties will use this street easement for access until the public street is constructed. The applicant is proposing to locate a temporary access on the east side of the site to reduce the cost of constructing a temporary driveway in the public easement. This is a unique circumstance that is temporary until the public street is constructed. The larger curb cut is needed to ensure that trucks do not back up onto County Road street is completed in the future. 101, but will be removed when the public c. The curb cut variance is a temporary measure until the road is constructed in the future. The essential character of the locality will not be affected. d. The variance is only temporary and the eventual final placement and size of the curb cut will be in harmony with the general purposes and intent of the Ordinance. e. The variance would be consistent with guiding the area for Industrial uses. f. The curb cut shall be reconstructed in the future when the future public road is constructed. 6. A conditional use permifi is approved to allow for motor vehicle, boat or equipment repair and sales subject to the following findings: a. Motor vehicle repair and sales are a conditional use in the Industrial zoning disfirict. The use is a conditional use as it requires specific conditions to be met. The applicant will be in compliance with th e operations requirements. b. The proposed use will comply with the standards for Motor Vehicle Repair in Section 1040.125, Subd. 4 (C) of the Zoning Ordinance. Specifically: i. All 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 particulated matter. Ilia Storage and use of all flammable materials, including liquid and rags, shall conform with applicable provisions of the Minnesota Uniform Fire Code. iv. 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. v. The storage of damaged vehicles and vehicle parts and accessory equipment must be completely inside a principal or accessory building. via The sale of products other than those specifically mentioned in this Section shall be subject to a separate conditional use permit. c. The proposed use will comply with the standards for Motor Vehicle Repair in Section 1040.125, Subd. 4 (D) of the Zoning Ordinance. Specifically: i. All sales shall occur on one lot. Page 2 of 5 City of Corcoran County of Hennepin State of Minnesota . September 24, 2020 RESOLUTION NO. 2020-75 Parking areas for the outside storage and sale of vehicles, boats and trailers, shall be on impervious surface, either bituminous, concrete, or approved equivalent. Interior concrete or asphalt curbs shall be constructed within the property to separate driving and parking areas from landscaped areas. All areas of the property not devoted to buildings or parking areas shall be landscaped in accordance with this Ordinance. Off-street parking shall be provided for customers and employees in accordance with this Ordinance. Parking for a motor vehicle, boat, or trailer sales shall not be less than 9 feet wide by 18.5 feet in length.. d. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. i. The proposed building complies with the goals of the Comprehensive Plan. The project establishes the industrial corridor that is guided. ii. 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 allowed within the 1-1 district. iii. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes all permitted, nor substantially diminish and impair property values within the neighborhood. The subject property is separated from the other uses; however, additional screening is required in the southwest corner of the site to buffer overhead doors and parking from adjacent residential. iv. 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. v. Through the private investment of the applicant, the public facilities and services can be reasonably provided. vi. The conditional use conforms to the applicable regulations of the Light Industrial District. The applicant has stated painting will not be a service that is provided, parking, driveway and circulation have been designed to accommodate larger vehicles and al work done on the site and any damaged vehicles will be stored inside a principal or accessory building. vii. Staff has analyzed the performance standards of this Chapter and finds that the building conforms to other standards specified in the Zoning Ordinance. 7. The applicant will install the public watermain, but water service will be provided by a private well until municipal water is available. The land owner will connect to municipal water when available. City of Corcoran County of Hennepin State of Minnesota 8. The applicant shall connect to municipal sanitary sewer. September 24, zuzu 9. The applicant shall provide addifiional fence details for review and approval by the City. a. Material and dimension details should be provided for any planned fencing. b. Fencing over seven feet high will require a building permit. 10. The freesfianding sign shall be relocated outside of the parking area or the parking stall be converted to a landscape island. 11. A revised lighting plan is required fio be submitted for review and approval by the City. a. The photometric plan shall be revised to clearly show the foot-candle measurements across the entire property to the property line or centerline of a public street. b. The plans shall be rev is ed to show lighting fixtures that are limited to be either 30 ft. or the roofline of the principal building, whichever is less. c. The applicant shall submit detail sheets for each exterior lightin details shall be included with the detail sheet. g fixture . Base 12. The applicanfi shall continue to work with city staff to coordinate landscaping to ensure no future conflict with the planned watermain along County Road 101. 13. Trees, ponds and other private improvements shall located outside of fihe public street easement. 14. A 76-foot parking setback will be required from the existing north lot line. 15. The applicant must provide the street easement documents in recordable form for review and approval by the City. 16. Drainage and utility easemenfis must be provided to the city in recordable form for review and approval by fihe y Attorney. 17. The developer shall enter into a license agreement to allow for the use of a private drive on City land along the north lot line. The document must be provided to the City in recordable form for review and approval by the City Attorney. 18. The developer shall enter into a development contract after plans are revised to address the conditions above and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 19. A building permit is required prior to beginning construction. 20. All signage must comply with ordinance standards. All signs require a permit in order to be constructed and will be reviewed at the time of permit submittal. 21. Sign lighting shall comply with Section 84.04, Subd. 8 of the City Code. The wall sign shall not be lit outside of business hours. 22. Service bay doors must be closed between 9;00 pm and 7:00 am to mitigate noise. Page 4 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. ZUZU-t5 September 24, 2020 23. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant shall submit any and all necessary permits to Hennepin County for septic system abandonment on site and provide proof of application to the City. b. The applicant shall submit any and all necessary permits to the State of Minnesota for the construction of a well and provide proof of application to the City. c. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. d. Record the approving resolution, required easements, development contract and license agreement at Hennepin County and provide proof of recording to the City. 24. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings have been corrected and is in compliance with the plans and specifications will suffice. 25. 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 � Thomas, Ron ® Bottema, Jon ® Lother, Brian ® Anderson, Thomas ® Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Lother, Brian ❑ Anderson, Thomas ❑ Schultz, Alan 1lVhereupon, said Resolution is hereby declared adopted on this 24th day of September 2020. ATTEST: Li Ron Thomas -Mayor City Seal ssica Beise -Administrative Services Director Page 5 of 5