HomeMy WebLinkAbout2021-07-01 Planning Commission Minutes
CITY OF CORCORAN
Corcoran Planning Commission
Minutes July 1, 2021 - 7:00 pm
The Corcoran Planning Commission met on July 1, 2021, in Corcoran, Minnesota. All Planning
Commissioners were present in the Council Chambers, but members of the public were able to
participate in-person as well as through electronic means using the audio and video conferencing
platform Zoom.
Present: Commissioners Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
Also present: City Planner Lindahl and Planner Davis.
Present via telephonic or other electronic means: Council Liaison Nichols.
1. Call to Order/Roll Call
Commissioner Jacobs called the meeting to order at 7:00 pm.
2. Pledge of Allegiance
3. Agenda Approval
Motion made by Vehrenkamp, seconded by Wu, to approve the July 1, 2021 agenda.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
4. Open Forum
Ronald Ruehling, 8065 County Road 116, spoke about concerns related to tree removal along
his property line shared with M&I Homes. He also had questions about a possible maintenance
road that would run through the northern portion of his property line. Staff said they would have
Kevin Mattson reach out to discuss further.
5. Minutes
a. Minutes – June 3, 2021.
Motion made by Shoulak, seconded by Wu, to approve the minutes.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
6. New Business – Public Comment Opportunity
a. Public Hearing. Rezoning, Preliminary Plat, and Planned Unit Development Application
for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-
34-0002 and 01-119-23-43-0009) (City File No. 21-017).
i. Staff Report – Planner Lindahl presented the staff report. The Commission asked
for clarification regarding the well site and development moratorium.
Paul Heuer provided an applicant presentation. The Commission asked for
clarification about the average size of Pulte’s developments, additional
background on Pulte’s business practices, and a typo on the site plan regarding
40’ lot sizes.
ii. Public Hearing – Chair Jacobs opened the public hearing.
Lynn Ducharme, 19715 Stieg Road, stated concerns about changes in the visual
aesthetic of the area, implementing a privacy buffer, and the speed limit.
Sarah Presteng, 21955 Oakdale Drive, asked about an error in a location map on
the plans from Pulte included in the packet.
Ron Zappa, 7482 Fir Lane, confirmed Pulte did disclose future City plans and
believes Pulte is a well-respected developer within the community.
Kay Weseman, 10545 Robert Lane, expressed concerns about traffic and
speeding on Robert Lane as well as Stieg Road, how the development will impact
existing residents, the visual appeal of the area, and unfair damage caused to
existing roads from construction traffic.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Lanterman, to close the public
hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussion
included the requested flexibility within the PUD versus the benefits for the City
and the applicant’s customers, the logistics of park dedication, the required
driveway length, the design for the park and parking lot, disclosure of the potential
water tower with future residents, the variance for properties backing up to Stieg
Road, landscaping, shadow studies for the water tower, complaints against
subcontractors, selection of streets to be used by subcontractors, Stieg Road
improvements, basic property rights, lack of openness to the development, tree
removal and preservation, environmental integrity, aesthetics, completion of an
EAW analysis, well and septic studies, site drainage, potential to require HVAC
units in the rear yards in exchange for smaller side setbacks, and the developer’s
role in financing trunk sewer infrastructure.
Motion made by Wu, seconded by Shoulak, to recommend approval of the draft
Ordinance Rezoning to PUD.
Voting Aye: Jacobs, Lanterman, Vehrenkamp, and Wu.
Voting Nay: Shoulak.
(Motion carried 4:1).
Motion made by Jacobs, seconded by Vehrenkamp, to recommend approval of
the draft Resolution Approving Findings of Fact for Rezoning.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Vehrenkamp, seconded by Wu, to recommend approval of the
draft Resolution Approving Preliminary PUD Development Plan.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Wu, seconded by Jacobs, to recommend approval of the draft
Resolution Approving Preliminary Plat.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
After the voting, Commissioner Lanterman expressed that he misunderstood the
process to vote, and he meant to vote Nay on all four votes (denying the PUD
and Plat).
b. Public Hearing. Preliminary Plat and Variance for “Gordon’s Country Estates First
Addition” at 19701 and 19717 Jackie Lane (PID 01-119-23-22-0024 and 01-119-23-22-
0021) (City File No. 21-025).
i. Staff Report – Planner Lindahl presented the staff report.
ii. Public Hearing – Chair Jacobs opened the public hearing.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Lanterman, to close the public
hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussed the
responsibility of removal of the chicken coup/shed on the property, the location of
the shed in relation to the property line, discrepancy with a 15’ side yard setback
within the staff report and resolution where it should state 20’ side yard setback,
and the lots’ status as legal nonconforming lots.
Motion made by Vehrenkamp, seconded by Shoulak, to recommend approval of
the draft Resolution Approving Preliminary Plat and Variance with the change to
condition #4 to state that the side yard setback is 20 feet.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
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. 21-028).
i. Staff Report – Planner Lindahl presented the staff report. The Commission asked
for clarification regarding the resolution should be changed to include a 49’
building height for the co-op.
Beth Hustad provided an applicant presentation. The Commission asked for
clarification regarding the 4-story building.
ii. Public Hearing – Chair Jacobs opened the public hearing.
Sue Zappa, 7482 Fir Lane, read through a letter she wrote and emailed to the
Planning Commission on 7/1/2021, prior to the meeting.
Gerry Tucker, 7402 Fir Lane, referenced a letter that was included in the packet
and stated his support for Trek Development as a neighbor and for the current
proposal that includes several compromises with the existing neighborhood.
Lynn Alberts, 7490 Fir Lane, stated concerns with the lack of changes in the
proposal compared to the previously denied proposal, the precedent set by
approving commercial properties if memory care is approved, the lighting plan,
tree removal, and removal of an easement for an off-road trail. He stated his belief
that a couple of the single-family lots should be removed to preserve trees along
the trail and his want for an interpretative trail for residents in the area.
iii. Close Hearing
Motion made by Vehrenkamp, seconded by Lanterman, to close the public
hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commission Discussion & Recommendation – The Commission discussed how
Corcoran calculates building height, safety concerns with memory units including
kitchens, public safety needs of the memory care facility, the flexibility requested
as part of the PUD versus the benefits received as a City, the suitability of
commercial uses in the PUD, the lack of change in the proposal since it was
reviewed in April, removal of the flag lot, the ability to place a deck or porch on
the 70’ long building pads, and natural resource preservation.
Motion made by Lanterman, seconded by Vehrenkamp, to recommend approval
of the draft Resolution to Deny the Request for Rezoning, Preliminary Plat, and
Preliminary PUD Plan.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
d. Public Hearing. Land Use Map Amendments and Amendment to the Corcoran
Southeast District Plan and Design Guidelines (City File No. 21-020).
i. Staff Report – Planner Lindahl provided a brief summary of the staff report.
ii. Public Hearing – Chair Jacobs opened the public hearing.
iii. Close Hearing
Motion made by Wu, seconded by Lanterman, to close the public hearing.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
iv. Commissioner Discussion & Recommendation – The Commission discussed the
possibility of placing similar items on a Consent Agenda, clarification regarding
the need to update maps using parcel data from Hennepin County, and
clarification regarding the update to add the planned width of the linear park.
Motion made by Vehrenkamp, seconded by Lanterman, to recommend approval
of the draft Resolution Approving Land Use Amendment.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Lanterman, seconded by Shoulak, to recommend approval of
the draft Ordinance Approving Zoning Ordinance Amendment.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Motion made by Shoulak, seconded by Lanterman, to recommend approval of
the draft Resolution Approving Findings of Fact for Ordinance Amendment.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
7. Reports/Information
a. Planning Project Update – Planner Lindahl answered questions from the Commission
relating to self-storage developments, the upcoming code change for CUPs to approve
increased sidewall heights and the Dornsbach application, and excavation occurring on
the site approved for Paulsen Farms, and construction traffic going on Bechtold Road.
b. City Council Report – (none).
c. Other Business – (none).
8. Commissioner Liaison Calendar
City Council Meetings
7/8/21 7/22/21 8/12/21 8/26/21 9/9/21 9/23/21
Shoulak Vehrenkamp Wu Jacobs Lanterman Shoulak
9. Adjournment
Motion made by Vehrenkamp, seconded by Lanterman, to adjourn the July 1st, 2021, Planning
Commission meeting.
Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu.
(Motion carried 5:0).
Meeting adjourned at 11:50 pm.
Submitted by Natalie Davis
Planner