HomeMy WebLinkAbout2021-04-01 Planning Commission Minutes
CITY OF CORCORAN
Corcoran Planning Commission
Minutes April 1, 2021 - 7:00 pm
The Corcoran Planning Commission met on April 1, 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 – March 4, 2021
Motion made by Wu, 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. Public Hearing. Rezoning, Preliminary PUD Development Plan and Preliminary Plat 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. Beth Hustad, the
applicant, made a presentation of the changes made to their proposal to the
Commission.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
Steve Mueller, 7474 Fur Lane North, commented on the favorable changes,
concerns with the commercial uses within the PUD, nearby development in Maple
Grove, concerns with the impervious surface and height of the Co-Op building,
requirements in the Shoreland Overlay, environmental impact, and aesthetic
appeal. He stressed the community goal of preserving rural character.
James Kmiec, 7466 Fur Lane North, stated concerns about the impact to home
values, the size of the buildings in relation to the site, tree preservation, honoring
the shoreland height restrictions, and the environmental impact and aesthetic. He
stated the site includes areas designated as valuable natural resources in the
City’s 2040 Comprehensive Plan and the DNR designated Cook Lake as an
environmental lake.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Shoulak, to close the public hearing.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
iv. Commission Discussion & Recommendation – The Commission commended the
applicant in their effort to quickly revise their proposal based on the feedback
received as the previous public hearing. Further discussion included the height of
the Co-Op, elevation and grading changes throughout the site, tree preservation,
open space in the northwest corner, the two proposed flag lots, trail location and
connectivity. The Commission discussed the minimum unit size, setbacks, the
number of memory care beds, location and size of the villa building pads,
retaining walls, driveways, parking, ability to add-on a deck/porch/patio, the ghost
plat, neighboring development, mitigation pond maintenance, and park dedication
implications. Final thoughts included preservation of Cook Lake, the 2040 Land
Use Map, a rural entrance to Corcoran, commercial uses within a mixed
residential designation, the mixed-use designation south of the site, and the
rezoning and self-storage included with Bass Lakes Crossing South.
Motion made by Vehrenkamp, seconded by Shoulak, 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).
b. Public Hearing. Preliminary Plat and Variance application for “Franzen Estates” on the
property located at 23020 Strehler Road (PID 17-119-23-32-0003) (City File No. 20-049).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Public Hearing – Chair Jacobs opened the public hearing.
Steve Rickson, 23110 Larson Road, stated concerns about past conversations
with City representatives that indicated the roadway easement would be for a
single driveway and the impact of increased traffic on Larson Road.
Marilyn Rickson, 23110 Larson Road, believed they were misled about the
potential for additional driveways on to Larson Road.
Greg Franzen, the applicant at 23020 Strehler Road, explained the roadway
easement was established in 1995 to accommodate the potential for further
development. This area to be platted previously had one development right, but
they were granted an additional development right in a recent update. He noted
he is proposing two 10-acre lots when most lots in the immediate area are 5
acres. He expressed his desire to have a private driveway rather than a private
road so that everyone owns and maintains their own driveway.
Kaleb Kroman, 7765 Ranch View Lane North in Maple Grove, introduced himself
as a prospective buyer of Lot 3. Expressed his support for either option of
approval presented in the Staff Report. He shared his own experience with gravel
roadways and completed research that indicates Larson Road can accommodate
up to 4 more vehicles per day as a low-volume roadway.
Ray Ehrlich and Eve Noehles, 23105 Larson Road, stated support for the
development of the land.
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 discussed the
roadway easement, the development rights program, tree preservation on west
side of Lot 3, access to the proposed homes via a private drive, a similar lot width
variance granted in Strehler Preserve, HOA requirement of a private drive, impact
to the Ehrlichs to realign existing driveway to a new private drive, and the public
safety requirement for turnarounds on roads longer than 150 feet. The
Commission strongly recommended further consideration of how the Ehrlichs can
be excluded from the new HOA and the cost to improve the private drive, in
addition to re-evaluate how to accomplish the emergency vehicle turn-around.
The Commission agreed on a hybrid option of the two options presented to allow
the variance for lot width while not granting the variance regarding frontage along
a private drive.
Motion made by Vehrenkamp, seconded by Shoulak, to recommend approval of
the modifications made to the draft resolution to approve the Preliminary Plat and
Variance request for lot width and denial of the Variance request for frontage on
a private drive.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
c. Public Hearing. 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) (continued from March 4, 2021 meeting).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Open Public Hearing – Chair Jacobs opened the public hearing.
Chuck Edwards, the applicant representative at 3334 207th Plane in East Bethel,
introduced himself to the Commission for any questions.
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 discussed the
proposed site plan, the driveway location, the proposed drive-thru for a future
tenant, the path for semi-trucks, snow storage, turning radius, the bump out,
landscaping and the sight visibility triangle, location of accessible parking spaces
and the van loading lane, SE district design guidelines, the façade and signage
along County Road 116, setbacks and constraints of the site, tree removal, the
stormwater mitigation pond and maintenance, hardship qualifications, additional
tenant spaces, color scheme, Hennepin County’s request for a roadway
easement, and prohibiting a drive-thru tenant.
Motion made by Vehrenkamp, seconded by Jacobs, to recommend approval of
the draft resolution approving the Site Plan, Conditional Use Permit, and Variance
for a new NAPA building at 19905 75th Avenue North.
Voting Aye: Vehrenkamp.
Voting Nay: Jacobs, Shoulak, and Wu.
(Motion failed 1:3).
Motion made by Shoulak, seconded by Wu, to recommend approval of the Site
Plan and Conditional Use Permit and recommend denial of the Variance for the
16-foot setback based on the findings that the standards of the variance have not
been met as the building could be smaller to avoid the need for a variance.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
d. TABLE TO THE MAY 6TH MEETING. Conditional Use Permit and Site Plan for T
Scherber Demolition and Excavating on the property located at 23240 County Road 30
(PID 07-119-23-13-0003) (City File No. 21-007).
i. Staff Report – Planner Lindahl explained the applicant’s request to table the
public hearing for the May 6th meeting.
ii. Commission Discussion & Recommendation –
Motion made by Vehrenkamp, seconded by Wu, to table the Conditional Use
Permit and Site Plan for T Scherber Demolition and Excavating on the property
located at 23240 County Road 30.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
e. Variance request for Krominga property located at 6433 Bluestem Circle (PID 36-119-
23-42-0032) (City File No. 21-010).
i. Staff Report – Planner Lindahl presented her staff report.
ii. Public Comment Opportunity –
Ryan Konrath, 6421 Bluestem Circle, the neighbor of the applicant, stated his
support in allowing the variance and noted all the floor plans available within the
development have similar depth.
Andrew and Pamela Krominga, the applicants at 6433 Bluestem Circle, also
addressed the Commission. Explained their flexibility in reaching a solution that
adds value for their family as well as the limited information provided to them at
the time of closing on their home.
iii. Commission Discussion & Recommendation - The Commission discussed the
communications between the property owners and Lennar, the size and width of
the home, setbacks, potential analysis for denying the request and granting a
variance for an uncovered deck encroaching 6 feet into the setback, measuring
setback of a deck from structural posts versus overhang, a 4-season porch versus
a screened porch, the presence of similarly situated parcels in Ravinia,
establishment of a precedent, allowing a concrete patio beneath the deck, ability
to landscape.
Motion made by Jacobs, seconded by Vehrenkamp, 6433 Bluestem Circle to
deny the requested variance and approve a variance to allow an uncovered deck
and patio to encroach 6 feet into the rear-yard setback.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
7. Reports/Information
a. Planning Project Update – None.
b. City Council Report – Council Liaison Nichols updated the Commission on progress
regarding the residential ordinance as well as the resolution passed on March 25, 2021
to honor Commissioner Dickman.
c. Other Business – None.
8. Commissioner Liaison Calendar
City Council Meetings
04/08/21 04/22/21 05/13/21 05/27/21 06/10/21 06/24/21
Jacobs Shoulak Vehrenkamp Wu Jacobs Shoulak
9. Adjournment
Motion made by Vehrenkamp, seconded by Shoulak, to adjourn the April 1, 2021 Planning
Commission meeting.
Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu.
(Motion carried 4:0).
Meeting adjourned at 12:35 pm.
Submitted by Natalie Davis
Planner