HomeMy WebLinkAbout2021-03-04 Planning Commission Minutes
CITY OF CORCORAN
Corcoran Planning Commission
Minutes March 4, 2021 - 7:00 pm
The Corcoran Planning Commission met on March 4, 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
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 Shoulak, seconded by Vehrenkamp, to approve the agenda as presented.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
4. Open Forum (none)
5. Minutes
a. Minutes – February 18, 2021
Motion made by Vehrenkamp, seconded by Jacobs, to approve the minutes.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
6. New Business – Public Comment Opportunity
a. TABLE TO THE APRIL 1ST MEETING – Site Plan, Conditional Use Permit and Variance
for a new NAPA building on the Property located at 19905 75th Avenue North (PID 26-
119-23-11-0040) (city file no. 21-004).
Motion Vehrenkamp, seconded by Shoulak, to table the Site Plan, Conditional Use Permit and
Variance for a new NAPA building on the Property located at 19905 75th Avenue North until the
April 1st, 2021 meeting.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
b. Final Planned Unit Development (PUD) for “Tavera” (city file no. 20-042)
i. Staff Report – Planner Lindahl presented her staff report.
ii. Commission Discussion & Recommendation – Commission discussion included:
the number of homes in the Final PUD as compared to the Preliminary PUD;
grading and the resulting stockpile; street naming; planned tree preservation
enforcement; parks and trails; potential utility/landscaping conflicts; enforcement
of home design standards and lot layout,.
Motion made by Vehrenkamp, seconded by Wu, to recommend approval of the
Final Planned Unit Development for “Tavera.”
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
c. Public Hearing. Rezoning, Preliminary Plat and Preliminary PUD Development Plan for
“Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (city file no.
20-047).
i. Staff Report – Planner Lindahl presented her staff report. Applicant
representatives, Beth Hustad and Alex Hall, also made a presentation of their
proposal to the Commission.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
Steve Mueller, 7474 Fur Lane, stated concerns, including: rezoning to allow more
units, a 4-story structure within the shoreland overlay, rental apartments, and the
trail relocation. He suggested the development remain single homes or two-story
townhomes.
Lynn Alberts, 7490 Fur Lane, referenced a letter he submitted to the Commission
and discussed: the zoning of the parcel at the time he purchased his property ;
the parcel is shown as RSF-3 on the official zoning map for Corcoran; the need
for a daycare and memory care; preservation of natural resources; impact to the
entrance of Bass Lake Crossing; the density of the proposal; the appeal of having
the proposal as the entrance to Corcoran.
Lori Bolin, 19336 75th Avenue, stated her concerns regarding traffic on Bass Lake
Rd.
Michael Schommer, the landowner who lives in Brooklyn Park, stated his support
for the development and the applicant’s efforts to work with the community.
Gerry Tucker, 7402 Fur Lane, stated his ambivalence regarding the location of
the trail but had concerns, including: whether this was the right kind of
development, the builder if it is not M&I Homes, the impact to his property, and
the potential for shared costs for the shared access intersection.
Sue Zappa, 7482 Fur Lane, had a question about the chain link fence / gate along
one of the trails in the development, and whether the fire department can
accommodate the proposed density.
Ron Nelson, 7451 Hickory Lane, stated concerns with the trail, requested height,
and the property values if the co-op units are worth less than surrounding
properties.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Wu, to close the public hearing.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
iv. Commission Discussion & Recommendation – The Commission clarified
questions and concerns from the public, including: rezoning to a PUD rather than
commercial, traffic and road improvements on Bass Lake Rd, the purpose of the
gate near Applewood Pointe, the capacity of the Fire Department, property
values, benefits of senior homeowners moving from single family homes into a
senior community, working within the shoreland overlay, the potential builder, and
the visual impact. Additional discussion included the height of the buildings, the
intent of shoreland overlay height restrictions, the demand for childcare, the need
to rezone to a PUD, the amount of impervious surface, suitability of the site, lack
of open land, appeal of the senior communal living, and parking. The
Commission considered previous iterations of the proposal, the existing public
off-road trail easement, treatment of designated significant natural resource
areas, proposed deforestation, topographic changes, and alignment of access
points. The Commission questioned the value of the benefits the City will receive
in return for the requested flexibility, the high density, and the desire to have the
gateway to the City reflect the rural character of the City.
Motion made by Wu, seconded by Vehrenkamp, to recommend denial of the
Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook
Lake Highlands” at 19220 County Road 10.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
d. Public Hearing. Interim Use Permit for a Conditional Home Occupation License and
Conditional Use Permit for building height for a Detail Shop at 23405 CR 30 (PID 07-119-
23-42-0003) (city file no. 21-003).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
iii. Close Hearing
Motion made by Jacobs, seconded by Vehrenkamp, to close the public hearing.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
iv. Commission Discussion & Recommendation – The Commission discussed
verbiage corrections in the resolution, sound levels, water use and drainage,
heating, the lack of employees, height limitations in the zoning district, the gravel
surface placement on the landscaping plan, parking, and screening.
Motion made by Shoulak, seconded by Vehrenkamp, to recommend approval of
the Interim Use Permit for a Conditional Home Occupation License and
Conditional Use Permit for building height for a Detail Shop at 23405 CR 30 with
the following modifications:
1. Condition #4 modified to include “adjacent to the new garage” at the end
of the first sentence.
2. A requirement that the gravel driveway must connect to the overhead door
of the garage.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
7. Reports/Information
a. Planning Project Update – Planner Lindahl updated the Commission on potential
applications to be reviewed in April including the NAPA application and a variance
request for a porch and deck for a home in Ravinia.
b. City Council Report – Council Liaison Nichols updated the Commission on Council
activities, including: the request to table the Wright-Hennepin substation application while
the applicant re-evaluates their proposal; the denial of the Kariniemi variance; review of
a concept plan for Scherber commercial storage; residential ordinance updates; the
approval of Meredith Wu’s 2nd term; the intent to complete a resolution honoring
Commissioner Dickman; and reappointments in the Parks & Trails Commission.
Planner Lindahl added there will be a joint work session with City Council and the
Planning Commission on April 22nd at 5:30 pm to discuss the residential ordinance
update.
c. Other Business – Chair Jacobs stated the 2021 Planning Commission work plan will be
presented to City Council on March 11.
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 Jacobs, seconded by Shoulak, to adjourn the March 4, 2021 Planning
Commission meeting.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
Meeting adjourned at 11:10 pm.
Submitted by Natalie Davis
Planner