HomeMy WebLinkAbout2021-02-18 Planning Commission Minutes
CITY OF CORCORAN
Corcoran Planning Commission
Minutes February 18, 2021 - 7:00 pm
The Corcoran Planning Commission met on February 18, 2021, in Corcoran, Minnesota. Pursuant to
Minnesota State Statute 13D.021 and due to the COVID-19 pandemic, the Planning Commission
meeting was held remotely through electronic means using the audio and video conferencing platform
Zoom.
Present via telephonic or other electronic means were: Chair Jacobs, Commissioner Wu, Commissioner
Dickman, Commissioner Shoulak, and Commissioner Vehrenkamp.
Also present via telephonic or other electronic means were: City Planner Lindahl, Planner Davis, and
Council Liaison Nichols.
1. Call to Order/Roll Call
Chair Jacobs called the meeting to order at 7:00pm.
2. Pledge of Allegiance
3. Agenda Approval
Motion made by Vehrenkamp, seconded by Shoulak, to approve the agenda as presented.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
4. Open Forum
Dee Sicora, 6410 Elm Street, asked how fire services in Corcoran are billed.
Chair Jacobs explained Ms. Sicora will want to discuss further with the City Administrator, Brad
Martens.
5. Minutes
a. Minutes – February 4, 2021
Motion made by Vehrenkamp, seconded by Dickman, to approve the minutes.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
6. New Business – Public Comment Opportunity
Mike Tobias, 20801 Larkin Road, commented on item 6D stating his support for his neighbor’s
variance request to protect the rural character of the neighborhood by allowing more space
between the homes of the two properties.
a. Public Hearing. Request for Preliminary Plat, Variance and Administrative Permit from
Wright-Hennepin Cooperative Electric Association at 19835 Larkin Road (PID 25-119-
23-32-0001)(city file no. 20-048).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
Mark and Ellen Sanko, 6720 County Road 116, submitted a public comment letter
for the record stating their opposition.
Mark Lanterman, 6936 Oak Ridge Road, referenced a letter he submitted
explaining his concerns which was previously emailed to the Commission and will
be included in the Council packet.
Michelle Friedrich, 6830 County Road 116, requested the Commission to deny
the variance and shared concerns about the proposal, including: lack of practical
hardship, narrow City Council approval on the wetland delineation waiver, other
potential locations, undue hardship on the surrounding neighborhoods, the
constant presence of a hum when outside, infringement on open and green space
goals, mismatch of zoning for use as a substation, and the impacts from EMF
radiation that will increase with a planned addition of another transformer at the
substation.
Planner Lindahl clarified the substation is considered an “essential service” which
is an allowed use in all zoning districts. She also confirmed the 35.5-acre outlot
received a wetland delineation waiver, but a wetland delineation was completed
for the 2.22-acre site.
Diane Walli, 6861 Old Sturbridge Drive, shared additional concerns, including:
lack of compliance with the 2040 Comprehensive Plan, wasted tax dollars as
location will be where sewer and water are intended to be connected, not in the
best interest of the City, impact of desirability to build homes next to a substation,
and poor appearance.
Katherine Drivas, 6747 Old Sturbridge Drive, shared additional concerns,
including: disservice to the established community, decreased home values,
drainage, flooding, and screening along the neighborhood side and southeast
corner.
Katie Norha, 1721 Oak Ridge Road, shared concerns with EMF radiation and the
impact this may have on vulnerable populations such as newborns.
Gail Waldorf, 20117 Larkin Road, reiterated previous concerns stated for the
record and added her concern that the location would utilize valuable land that
could be used for a residential development in the future.
Judy Elm, 6970 Oak Ridge Road, shared her opposition to the project and urged
the Commission to hear the residents’ desire to not locate a substation in their
neighborhood.
Scott Gilyard, 7015 Oak Ridge Road, stated his opposition to the request and
explained his preference to have utilities located in light industrial areas rather
than residential zones.
Bob Sandberg, the spokesperson for Wright-Hennepin, let the Commission know
he was available to answer questions.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Wu, to close the public hearing.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0)
iv. Commission Discussion & Recommendation – The Commission discussed
topics, including: rationale behind site selection, appearance, plans for expansion
at the proposed substation, desirability of living in adjacent homes, current and
future demand for utilities in the City, constant noise, decibel levels and how this
may be impacted by traffic and distance, development rights and the
administrative permit process for essential services. The Commission
considered the relative location of transmission and distribution lines, need for
new location rather than expand the current substation, community engagement
with Wright-Hennepin, permanence of decision, importance of consistent utilities.
They pointed out the lack of practical difficulties other than financial burden of
having to purchase the entire lot and the potential alteration of essential character
of the area due to the light industrial nature of substations and the size of the lot.
The Commission discussed the impact to property values, comparable
substations and impacts to surrounding neighborhoods, the site plan, pad mount
switch gear, the drainage swale, flooding, the stormwater management plan,
impervious area on the site, landscaping, limitations to screening caused by
overhead transmission lines, and the engineer’s memo indicating the proposed
infiltrations basins are not feasible with Corcoran clay. They considerde the
zoning district standards regarding minimum lot sizes, the health effects of low-
frequency EMF, psychological impact to the neighborhood, and the performance
standards. The Commission recommended utilization of a higher design
standard with upgraded building materials for the substation in the event City
Council approves the request.
Motion made by Wu, seconded by Vehrenkamp, to recommend denial of the
Variance to the minimum lot size in the Urban Reserve allowing a 2.22-acre lot
size, the Preliminary Plat for the “Shamrock Addition,” and the Administrative
Permit. Findings of fact for denial included: no practical difficulties in complying
with the zoning ordinance as the primary motivation appears to be financial in
nature which doesn’t constitute a practical difficulty, the conditions are not unique
to the parcel as there are a number of owners who wish to be able to subdivide
their lot to a size less than the required 20-acre minimum, and the variance will
alter the essential character of the locality because it will allow a use that is not
compatible with adjacent residential uses.
Voting Aye: Dickman, Shoulak, Vehrenkamp, and Wu. Voting Nay: Jacobs.
(Motion carried 4:1).
b. Public Hearing. Request for Preliminary Plat for “Hunters Place 2nd Addition” at 10110
CR 116 (PID 12-119-23-22-0001)(city file no. 20-044).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
Garry and Kathy Dickinson, 19725 Hunters Ridge, stated their concerns with a
water treatment plan going in near their property including: previously told they
were not allowed to subdivide their lot, allowing an industrial use in a residential
area, toxic chemicals, covenants, and load on the city’s infrastructure.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Jacobs, to close the public hearing.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenjamp, and Wu.
(Motion carried 5:0)
iv. Commission Discussion & Recommendation – The Commission discussion
included: the required minimum lot size, tax status of the property, the need for a
well in the northeast area of Corcoran, the sewer staging plan, and how this
request ties into the 2040 Comprehensive Plan.
Motion made by Vehrenkamp, seconded by Dickman, to recommend approval of
the Preliminary Plat for “Hunters Place 2nd Addition.”
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
c. Public Hearing. Request for Interim Use Permit for an Accessory Dwelling Unit at 6330
Snyder Road (PID 35-119-23-43-0002)(city file no. 20-045).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
George Gmach, 22600 Oakdale Drive, submitted a public comment letter of
support for the record that was included in the agenda packet.
Dee Sicora, 6410 Elm Street, stated her concerns, including: the impact to water
drainage in the neighborhood, abiding by the recommended and required wetland
buffers, the footprint calculations being based on the lot size instead of the
buildable area, historical pattern of flooding on the property, and impediments to
natural ponds and the function of culverts.
Kevin Henn, 6330 Snyder Road, (the applicant) assured the Commission the
wetland system was extensively considered with soil reports, the help of a civil
engineer, and his own experience as a landscape architect. He stated they would
develop an effective grading plan, and that the builder is his neighbor to the south
who successfully constructed a similar detached structure on similar soil
conditions.
iii. Close Hearing
Motion made by Shoulak, seconded by Vehrenkamp, to close the public hearing.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkemp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussion
included: potential for problems to neighboring properties from run-off and
flooding; possible protections or assurances for neighbors; compliance with state,
watershed, and local requirements; wetland delineation; site elevation as
compared to the adjacent wetlands; the standards for accessory dwelling units in
the City’s Zoning Ordinance; impact of allowing rental units in single family
districts; ability of neighborhood to accommodate increased density; definition of
gross building area; interpretation of 1040.020 in the City Zoning Ordinance; and
square footage of the other detached structures on the property.
Motion made by Jacobs, seconded by Shoulak, to recommend approval of the
Interim Use Permit for an Accessory Dwelling Unit at 6330 Snyder Road.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
d. Request for variance for a front yard setback reduction at 20795 Larkin Road (PID 27-
119-23-41-0013)(city file no. 20-046).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Commission Discussion & Recommendation – The Commission discussion
included: the setbacks, the applicant’s role in creating the conditions of the site,
similar conditions for other parcels in the area that complied with the City’s Zoning
Ordinance, and whether the variance would allow for more space from the house
of the neighboring property.
Motion made by Shoulak, seconded by Vehrenkamp, to recommend denial of the
variance for a front yard setback reduction at 20795 Larkin Road.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
7. Reports/Information
a. Planning Project Update – None.
b. City Council Report – Council Liaison Nichols updated the Commission on Council
activities, including: priorities identified in the Council’s goal setting session, approval of
updates to the Nelson International project; discussion with Pulte regarding the
Bellwether development; review of the Appaloosa Woods paving project; authorization
of a feasibility study for the east and west loops of the Corcoran Trail; evaluation of long-
term costs of implementing water towers versus a tank system; water-softening of city
water contracted from Maple Grove; and the intention to bring K9 Zeke back into the
police force. Mayor McKee also added comments regarding broadband and T-Mobile
data service to improve internet access across Corcoran.
c. Other Business – None.
8. Commissioner Liaison Calendar
City Council Meetings
02/25/21 03/11/21 03/25/21 04/08/21 04/22/21 05/13/21
Shoulak Vehrenkamp Wu Jacobs Shoulak Vehrenkamp
9. Adjournment
Motion made by Vehrenkamp, seconded by Shoulak, to adjourn the February 18, 2021 Planning
Commission meeting.
Voting Aye: Jacobs, Dickman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Meeting adjourned at 11:23pm.
Submitted by Natalie Davis
Planner