HomeMy WebLinkAbout2023-03-07 Planning Commission Agenda PacketCITY OF CORCORAN
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Corcoran Planning
Commission Agenda
March 2, 2023 - 7:00 pm
RESCHEDULED PLANNING
COMMISSION MEETING TO
MARCH 7, 2023 - 6:00 pm
1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
4.Open Forum
5.Minutes
a.December 1, 2022 Regular Meeting Minutes*
6.New Business
a.Public Hearing. Gmach Accessory Dwelling Unit
Conditional Use Permit (PID 05-119-23-13-0011) (City File
No. 23-002)
i.Staff Report
ii.Open Public Hearing
iii.Close Hearing
iv.Commission Discussion & Recommendation
7.Reports/Information
a.Other Business – PUD Ordinance Update Discussion
b.Planning Project Update*
c.City Council Report* – Council Liaison Vehrenkamp
8.Commissioner Liaison Calendar
City Council Meetings
3/9/2023 3/23/2023 4/13/2023 4/27/2023 5/11/2023 5/25/2023
Brummond Horn Lanterman Van Den Einde Brummond Horn
9.Adjournment
HYBRID MEETING OPTION AVAILABLE
The public is invited to attend the regular Council
meetings at City Hall.
Meeting Via Telephone/Other Electronic Means
Call-in Instructions:
+1 312 626 6799 US
Enter Meeting ID: 879 6520 8214
Press *9 to speak during the Public Comment
Sections in the meeting.
Video Link and Instructions:
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visit http://www.zoom.us and enter
Meeting ID: 879 6520 8214
Participants can utilize the Raise Hand function
to be recognized to speak during the Public
Comment sections in the meeting. Participant
video feeds will be muted. In-person comments
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means option following.
For more information on options to provide
www.corcoranmn.gov
CITY OF CORCORAN
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
Corcoran Planning Commission Agenda
March 2, 2023 - 7:00 pm
1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
4.Open Forum
5.Minutes
a.December 1, 2022 Regular Meeting Minutes*
6. New Business
a.Public Hearing. Gmach Accessory Dwelling Unit Conditional Use Permit (PID 05-119-23-13-0011)
(City File No. 23-002)
i.Staff Report
ii.Open Public Hearing
iii.Close Hearing
iv.Commission Discussion & Recommendation
7.Reports/Information
a.Other Business – PUD Ordinance Update Discussion
b.Planning Project Update*
c.City Council Report* – Council Liaison Vehrenkamp
8.Commissioner Liaison Calendar
City Council Meetings
3/9/2023 3/23/2023 4/13/2023 4/27/2023 5/11/2023 5/25/2023
Brummond Horn Lanterman Van Den Einde Brummond Horn
9. Adjournment
CITY OF CORCORAN
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
Corcoran Planning Commission Minutes
December 1, 2022 - 7:00 pm
The Corcoran Planning Commission met on November 3, 2022, 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 Brummond, Horn, Shoulak, and Van Den Einde.
Absent: Commissioner Lanterman.
Also present: City Planner Davis McKeown, City Planner Lindahl, and Council Liaison Vehrenkamp.
Present Via Zoom: City Administrator Jessica Beise.
1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
Motion made by Brummond, seconded by Van Den Einde to approve the agenda for the December 1, 2022
Planning Commission Meeting.
Voting Aye: Shoulak, Brummond, Horn, and Van Den Einde.
(Motion passed 4:0)
4.Open Forum
Commissioner Brummond acknowledged the retirement of Joe and Marry of Rolling Hills Ranch and wished
them well.
5.Minutes
a.November 3, 2022 Regular Meeting Minutes*
Motion made by Van Den Einde, seconded by Horn, to approve the November 3, 2022 Meeting Minutes.
Voting Aye: Shoulak, Brummond, Horn, and Van Den Einde.
(Motion passed 4:0)
6. New Business
a.Public Hearing. Pioneer Trail Industrial Rezoning, Park Preliminary Plat, and Preliminary Planned
Unit Development plant (PIDs 32-119-23-43-0005; 32-119-23-34-0013; 32-119-23-43-0006) (City File
No. 22-039)
i.Staff Report – Staff Report presented by Planner Lindahl.
ii.Open Public Hearing
1.Todd Albers, 4800 Covey Trail, Medina, had concerns about the drainage and
potential impact to the wetland on his property, building setbacks, the viewshed, and
noise generated from this development.
2.Sarah Lehtola, 6230 Rolling Hills Road, had concerns about Kimberly Lane and its
future connection onto Rolling Hills Road, potential conflicts with the values of the
city, and expressed frustration with the communication of proposed development in
the area.
3.Lee Roering, 22803 Wagon Wheel Lane, had concerns about losing rural-feel, the
installation of a gas station, light and traffic impacts, having 2 street frontages on his
property, impact of enjoyment of the property, drainage and septic, and screening
from light pollution.
4.Robert Gaston, 22741 Wagon Wheel Lane, had concerns about Kimberly Lane only
having one point of access, the hours of operation, traffic generation, enjoyment of
Agenda Item: 5a.
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
the neighborhood, proximity of the road to the house, noise pollution, and industrial
use near residential districts.
5.Jenifer Gaston, 22741 Wagon Wheel Lane, had concerns about losing rural-
experience, increased traffic near property, impact onto the intersection of Pioneer
Trail and Highway 55, increased foot traffic, safety of the neighborhood, drainage,
and property values.
6.Deb Janiak, 6300 Pioneer Trail, expressed her enjoyment of the rural feel of the
neighborhood, and had concerns of traffic on Pioneer Trail, congestion around
Kimberly Lane, and noise/light pollution from development.
7.Karen Ess, 6225 Pioneer Trail, had concerns about existing traffic on Pioneer Trail,
traffic impact from a gas station, dumping onto her property, and taking existing
resident’s opinions into account.
8.Jim Reader, 6200 Rolling Hills Road, was concerned about developing this property
prior to sewer/water installation and road construction, the existing self-storage
facility on Rolling Hills Road, the difficulty of turning onto Highway 55 from Rolling
Hills Road, and safety history of Rolling Hills Road.
iii.Close Hearing
Motion made by Brummond, seconded by Horn, to close the public hearing.
Voting Aye: Shoulak, Brummond, Horn, and Van Den Einde.
(Motion passed 4:0)
Commission Discussion & Recommendation: Commission discussion and recommendation
included a question of city owned well sites throughout the city; fire access throughout the
development and its implications on the landscaping plan; the history of proposed
developments on the site; clarification of the water drainage and stormwater runoff; sign
standards; noise standards; clarification of future connection of Kimberly Lane and Rolling
Hills Road; clarifying the existing Light-Industrial zoning and Planned Unit Development
zoning; the lack of benefit to residents from commercial developments; clarification of
operations on the site; traffic generation from each lot; possible outcomes of approving PUD
with stipulations on gas station; alternative landscaping ideas such as native plantings and
limiting turf grasses; benefit of well-sites and search locations; Municipal Services extension;
noise compliance concerns and preserving part of the natural habitat.
The Commission allowed the applicant to speak and answer questions during their
discussion. Joe Radach, representing applicant, spoke about the users of the development;
answered a question about the screening flexibility request on the Highway 55 frontage;
having visibility on Highway 55, and the request for parking set-back flexibility.
Motion made by Bummond, seconded by Van Den Einde, to recommend approval of the
ordinance amending Title X of the City Code rezoning the property to a Planned Unit
Development and the findings of fact.
Voting Aye: Brummond, Horn, and Ven Den Einde.
Voting Nay: Shoulak.
(Motion passed 3:1)
Motion made by Brummond, seconded by Horn, to recommend approval of the Preliminary
PUD with an emphasis on Minnesota Native Landscaping and provide screening information
for residents affected by Kimberly Lane.
Voting Aye: Brummond and Horn
Voing Nay: Shoulak and Van Den Einde.
(Motion failed 2:2)
Motion made by Van Den Einde, seconded by Shoulak, to recommend approval of the PUD
flexibility with an emphasis on Minnesota Native Landscaping, provide screening information
for residents affected by Kimberly Lane, and not allow the construction of a convenience
store.
Voting Aye: Shoulak, Brummond, and Van Den Einde.
Voting Nay: Horn
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
(Motion passed 3:1)
Motion made by Brummond, seconded by Horn, to recommend approval of the Preliminary
Plat.
Voting Aye: Brummond, Horn, and Ven Den Einde.
Voting Nay: Shoulak.
(Motion passed 3:1)
b.Public Hearing. Gmach Accessory Dwelling Unit Zoning Ordinance Amendment (City File No. 22-
071).
i.Staff Report – Staff Report presented by Planner McKeown
ii.Open Public Hearing
1.George Gmach, 22600 Oakdale Drive, spoke about his current accessory buildings,
his planned addition, sewer connection, size limitations of ADUs around the country,
accommodating the rural developments, and including ADUs as a Conditional Use.
iii.Close Hearing
Motion made by Van Den Einde, seconded by Horn, to close the public hearing.
Voting Aye: Shoulak, Brummond, Horn, and Van Den Einde.
(Motion passed 4:0)
iv.Commission Discussion & Recommendation – Commission discussion included a
Commissioner Van Den Einde discussing his accessory building; flaws of current code in
relation to rural residential districts; clarification of what’s considered an ADU; addressing and
public safety concerns; parking requirements; allowable sizes of ADUs; removing roof pitch
requirements; determining allowable size by percentage of principle structure or a cap;
inspection logistics; clarification of style requirements; and approving ADUs through an
administrative approval.
Motion made by Brummond, seconded by Van Den Einde, to recommend approval of the
ordinance allowing administrative approval of Accessory Dwelling Units up to 960 square feet
in all districts and 1200 square feet in Rural Residential districts.
Voting Aye: Shoulak, Brummond, Horn, and Van Den Einde.
(Motion passed 4:0)
c.Public Hearing. Park Dedication Subdivision Ordinance Amendment (City File No. 22-065)
i.Staff Report – Staff Report presented by Administrator Beise
ii.Public Hearing -
Motion made by Brummond, seconded by Shoulak, to close the public hearing.
iii.Commission Discussion & Recommendation – Commission discussion included clarification
of when park dedication is paid and a question about the Bellwether boardwalk.
Motion made by Brummond, seconded by Van Den Einde, to recommend approval of the
Subdivision Ordinance Amendment relating to Park Dedication.
Voting Aye: Shoulak, Brummond, Horn, and Van Den Einde.
(Motion passed 4:0)
7.Reports/Information
a.Planning Project Update*
b.City Council Report* – Council Liaison Vehrenkamp – City Council report included a question about the
Truth and Taxation meeting, property taxes, and the desire to expand the Green Acres Program for local
farmers.
c.Other Business – Draft 2022 Annual Report and 2023 Priorities*
8.Commissioner Liaison Calendar
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
City Council Meetings
12/8/2022 12/21/2022 1/12/2023 1/26/2023 2/9/2023 2/23/2023
Van Den Einde Brummond Horn Lanterman Shoulak Van Den Einde
9. Adjournment
Page 1 of 10
STAFF REPORT Agenda Item 6a.
Planning Commission Meeting:
March 2, 2023
Prepared By:
Natalie Davis McKeown
Topic:
Gmach Accessory Dwelling Unit (ADU)
Conditional Use Permit (CUP)
(PID 05-119-23-13-0011)
(City File No. 23-002)
Action Required:
Recommendation
Review Deadline: April 2, 2023
1. Request
The applicant, George Gmach,
requests approval of a conditional
use permit (CUP) for a detached
accessory dwelling unit (ADU) of
1,152 square feet at 22600
Oakdale Drive.
2. Context
Level of City Discretion
The City’s discretion in approving
or denying a CUP is based on
whether the proposal meets the
standards outlined in the City
Code. If it meets these standards,
the City should approve the CUP.
Zoning and Land Use
The property is in the Rural
Residential (RR) District and is
guided Rural/Ag Residential on the
2040 Future Land Use Map. This
property is outside of the Metropolitan Urban Service Area (MUSA) boundary. All
surrounding properties are zoned RR, guided Rural/Ag Residential, and outside of the
MUSA.
Characteristics of the Site
The site has an existing single-family home in the front center of the lot in addition to
two existing detached accessory structures. The Hennepin County Natural Resources
Figure 1 Location Map
Page 2 of 10
Map does not reflect wetlands within the property lines. The 2040 Comprehensive
Plan’s Natural Resource Inventory Map does not identify known natural communities on
the property.
3.Analysis of Request
Conditional Use Permit
The City approved a Zoning Ordinance Amendment (also requested by Mr. Gmach) in
December 2022 which updated the ADU standards to allow for ADUs of up to 960
square feet to be approved through an administrative permit throughout the City and
ADUs of up to 1,200 square feet to be approved through a CUP within the RR district.
The applicant requests CUP approval to allow the conversion and expansion of an
existing accessory structure located to the northwest of the principal home into an ADU
of 1,152 square feet. The addition will include a bathroom and small kitchen that will be
designed for handicap accessibility. The applicant intends to use the ADU for personal
and family use and does not intend to rent out the ADU while it is under his ownership.
Figure 2 ADU Floor Plan
Page 3 of 10
ADU Specific CUP Standards
The RR district permits ADUs of up to 1,200 square feet under a CUP in Section
1040.030, Subd. 4. The CUP for an ADU is subject to the following conditions:
1. Not more than one accessory dwelling unit is allowed on a single-family detached
lot.
This condition is satisfied as there is no other ADU on the lot occupied by the
existing single-family detached home.
2. An attached or detached unit shall comply with the same minimum building
setback requirements as required for the living portion of the principal dwelling
unit.
This condition is satisfied in the
proposed plans. The table below
includes the required setbacks:
Property Line Required
Setback
Front
(south)
50 feet
Side
(west & east)
25 feet
Rear
(north)
25 feet
The applicant’s site plan confirms that
the existing accessory structure has a
setback of at least 37’ from the closest
property line. Based on this
measurement, the addition and ADU will
comply with the required setbacks.
3. An accessory dwelling unit shall be a
clearly incidental and subordinate use, the gross floor area of which shall not
exceed the gross floor area of the principal dwelling unit or 1,200 square feet,
whichever is less. Accessory dwelling units that do not exceed 960 square feet
can be approved through an Administrative Permit as detailed in Section
1040.030, Subd. 6(A).
The proposed addition is 1,152 sq. ft. The applicant’s narrative states the main
floor square footage of the principal dwelling is 1,972 square feet. The submitted
plat drawing (attached to this report) showing the footprint of the house confirms
a square footage of at least this amount. The plans comply with this standard
Figure 3 Site Plan
Page 4 of 10
without needing to consider the gross floor area of additional levels in the
calculation.
4. Unless otherwise specified in this Subdivision, a detached accessory dwelling
unit shall be subject to the same regulations as provided under Section 1030 of
this Chapter. In evaluating how a detached accessory dwelling unit fits within the
size limitations outlined in Section 1030, only the footprint of the accessory
dwelling unit is subject to the accessory structure size limit provided for all zoning
districts.
The ADU is located in the rear yard. The submitted site plans confirm a building
separation of at least 10 feet. This property is 2.97 acres. Historically, properties
have been allowed to round up to the nearest tenth of an acre, which would allow
the applicant an accessory structure footprint of 1,813 square feet. The footprint
of the proposed ADU is 1,152 square feet. There is one other accessory
structure reflected on the aerial view of the property. Based on the building
permit on file with the City, the smaller accessory structure to the northeast has a
footprint of 264 square feet. The ADU and site comply with the accessory
structure footprint limit.
The sidewall height is roughly 9’, but the actual height of an ADU is subject to the
same height standards for the principal dwelling, which will be discussed later in
this report. However, the eaves
and overhangs standard for
accessory structures still apply
to ADUs. For a sidewall height
of less than 10’, the eaves and
overhangs must be a minimum
of 12”. Staff interprets eaves to
mean the underside or the
soffits on the side of a building.
The overhang is the edge of the
roof over the front/rear
elevations. Under this
interpretation, the eave is
roughly 21” but the overhang is
roughly 9”. The plans should be
revised to reflect an overhang of
12”.
Figure 4 Elevation with Overhang Measurement
Page 5 of 10
5. The exterior design of an accessory dwelling unit shall incorporate a similar
architectural style, colors, and materials as the principal building in the lot.
The applicant provided photos of the principal dwelling as well as the existing
accessory structure that will be converted into an ADU.
Figure 5 Principal Dwelling
Figure 6 Accessory Structure
Page 6 of 10
The architectural style, colors, and materials for the ADU look to be similar to the
principal structure. The ADU plans show a metal roof, but the applicant’s
narrative explains they intend to have a bid completed for both a metal roof and
architectural asphalt. If the asphalt is chosen, this will match with the principal
dwelling. If the metal is selected, the applicant commits to reroofing the principal
structure to match the ADU. This is currently included as a condition of approval
in the draft resolution. However, the Planning Commission and City Council could
decide that the intent of this standard is satisfied without an identical roof
material, and remove this as a condition of approval.
If the applicant proceeds with a metal roof covering, a Certificate of Compliance
will be required. Since there is a chance the applicant may proceed with an
asphalt roof, staff believes it would be best to handle a Certificate of Compliance
for a metal roof with a building permit if it becomes necessary. Residential
dwellings with metal roof coverings must satisfy the following requirements for
the Certificate of Compliance:
a.Meet the standards adopted by the Minnesota State Building Code.
b.Have concealed fasteners.
c.Are high quality commercial thickness/weight.
d.Have been treated with factory applied color coating system against any
fading or degradation.
6.The owner of the property shall reside in the principal dwelling unit or in the
accessory dwelling unit.
The applicant’s narrative confirms their intent to use the ADU for their personal
use and will continue to live either in the principal dwelling or the ADU. This
standard is included as a condition in the draft resolution to ensure ongoing
compliance with this standard.
7.There shall be no separate ownership of the accessory dwelling unit.
There is no separate ownership proposed. This standard is met and is provided
as a condition of approval in the draft resolution for the CUP to ensure ongoing
compliance.
8.In addition to the parking spaces required for the principal dwelling unit on the lot,
two off-street parking spaces shall be provided for an accessory dwelling unit.
Such accessory dwelling unit parking spaces shall not conflict with the principal
dwelling unit parking spaces and shall comply with the requirements of this
Chapter.
Page 7 of 10
The applicant’s plans show a parking area of roughly 25’ by 25’ off the existing
driveway area that exceeds the 10’ setback requirement from the side property
line. The proposed parking will comfortably accommodate two vehicles and will
not create a conflict with parking for the principal dwelling. This standard is
satisfied.
9. An accessory dwelling unit shall use the same street number as the principal
dwelling unit but must include a unique identifier that is consistent with the City’s
Street Naming and Addressing Policy to ensure compatibility with Hennepin
County, the U.S. Postal Service, and emergency service providers. The entryway
to an accessory dwelling unit shall include identifying signage and be connected
to the driveway with an improved walkway.
The address and identifying signage will be finalized at building permit. Per
Public Safety’s recommendation, staff anticipates an address of 22600 Oakdale
Dr, Building (Bldg.) 1 for the principal dwelling and 22600 Oakdale Dr, Bldg. 2 for
the detached ADU. The applicant’s plans show an improved walkway to be
added from the driveway to an existing walkway in the backyard that connects to
the accessory structure. This standard is satisfied with a condition of approval to
finalize addressing and signage at building permit.
Figure 7 Grading and Site Plan Showing Parking
Figure 8 Grading & Site Plan Showing Walkway
Page 8 of 10
10. Accessory dwelling units are subject to the same height restriction for principal
structures as determined by the zoning district but must not exceed the existing
height of the principal structure.
Maximum principal building height in RR district is 35 feet. Building height for a
pitched or hip roof is defined as the vertical distance to be measured from the
grade of a building line to the mean distance of the highest gable. Based on the
submitted elevations, the ADU height measures at roughly 15.6’. This
measurement is an estimate, and staff recommends that the plans be revised to
clearly dimension the height of the structure per the City Code definition.
Regardless, the structure complies with the district limit of 35’. However, ADUs
cannot exceed the height of the principal structure, and the height of the house
was not provided in the plans or narrative submitted by the applicant.
Staff believes it is unlikely that the principal structure is less than 15.6’, but a
condition of approval is included in the draft resolution that the height of the
house based on the City Code definition be provided. If the height of the ADU
exceeds the height of the house, the applicant will either need to revise the ADU
plans to comply with the height standard or apply for (and be granted) a variance.
Figure 9 Elevation with Estimated Building Height
Page 9 of 10
General CUP Evaluation Criteria
Section 1070.020, Subd. 3 of the Zoning Ordinance provides 7 general factors to
consider in the review of a CUP request.
A. Compliance with and effect upon the Comprehensive Plan, including public
facilities and capital improvements plans.
The proposed ADU is compatible with the 2040 Comprehensive Plan. The Rural/Ag
Residential land use category is intended to include natural areas, planted fields,
pastureland, hobby farms, and large residential lots. Since the ADU cannot be
separated from the principal dwelling, the density of the area will remain roughly 1
unit for every 10 acres as anticipated in the Comprehensive Plan. The Engineering
Memo (attached to this report) notes there are no concerns with infrastructure or
drainage. The proposed ADU does not impact capital improvement plans.
B. The establishment, maintenance, or operation 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.
The establishment and ongoing use of the ADU will promote the general public
welfare as it will allow for the current homeowners to age in place and future
homeowners to have options for their own family or economic opportunities. There is
no evidence to suggest an ADU that complies with the standards established by the
City will be detrimental to or endanger the public health, safety, morals, or comfort.
C. The conditional use will not be injurious to the use and enjoyment of other
property in the immediate vicinity for the purposes already permitted, nor
substantially diminish and impair property values within the neighborhood.
The ADU will be housed in an accessory structure that exists today. The applicant’s
narrative explains the addition will be screened from public view and adjacent
properties by mature trees on all sides. Minimal impact, if any, to the existing trees is
expected as a result of this project. It is unlikely that the surrounding residents and
property will be negatively affected by the addition of a bathroom and kitchen and
ongoing residential use of the accessory structure.
D. 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.
There is no evidence to suggest that the ADU will impede normal and orderly
development of the surrounding properties.
E. Adequate public facilities and services are available or can be reasonably
provided to accommodate the proposed use.
Page 10 of 10
This property is served by private septic and well. The ADU is proposed to be served
by a septic system installed in 2021 for a five-bedroom home that was installed with
the objective of an eventual ADU in mind. The private well for the property will be
shared with the ADU and the casing is tapped for an additional service line per the
applicant’s narrative. Staff has no concerns with the ability of the applicant to provide
utilities to the ADU.
F.The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
The ADU conforms to all applicable regulations of the RR district as discussed
throughout this report.
G.The conditional use and site conform to performance standards as specified by
this Chapter.
The ADU and site conform to the applicable performance standards as discussed
throughout this report. No concerns or nonconformities were noted in the analysis of
the applicant’s plans.
4.Recommendation
Staff recommends approval of the draft Resolution approving the CUP for an ADU of
1,152 square feet at 22600 Oakdale Drive with a few conditions.
Attachments:
1.Draft Resolution 2023- Approving the Conditional Use Permit for an Accessory
Dwelling Unit
2.Applicant’s Narrative
3.Engineering Memo
4.Aerial Photo Mark-up
5.Site Plan
6.Grading Plan
7.Building Plans
8.Preliminary Plat Gmach Farm Subdivision
City of Corcoran March 23, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 1 of 5
Motion By:
Seconded By:
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR AN ACCESSORY
DWELLING UNIT FOR GEORGE GMACH AT 22600 OAKDALE DRIVE (PID 05-119-23-13-
0011) (CITY FILE NO. 23-002)
WHEREAS, George Gmach (“the applicant”) requested approval of a conditional use permit to
construct an accessory dwelling unit on an existing 2.97-acre parcel legally described as:
See Attachment A
WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing and
recommends approval;
NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a
conditional use permit, subject to the following conditions:
1. A conditional use permit is approved to allow construction of an accessory dwelling unit,
in accordance with the application materials and plans received by the City on January
6, 2023, February 1, 2023 and February 3, 2023 except as amended by this resolution.
2. The applicant shall comply with the City Engineer’s Memo dated February 21, 2023.
3. A conditional use permit to allow an accessory dwelling unit of 1,152 square feet is
approved, subject to the following findings that specific criteria as outlined in Section
1040.030, Subd. 4 are satisfied:
a. No more than one accessory dwelling unit shall be allowed on the property.
b. The accessory dwelling unit shall comply with the same minimum building
setback requirements as required for the living portion of the principal dwelling
unit.
c. The accessory dwelling unit shall not exceed 1,200 square feet.
d. The detached accessory dwelling unit complies with applicable regulations under
Section 1030 of the Zoning Ordinance.
e. The exterior design of the accessory dwelling unit shall incorporate a similar
architectural style, colors, and materials as the principal dwelling on the lot.
f. The owner of the property shall reside in the principal dwelling unit or in the
accessory dwelling unit.
g. There shall be no separate ownership of the accessory dwelling unit.
City of Corcoran March 23, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 2 of 5
h. Two off-street parking spaces shall be provided for the accessory dwelling unit.
Such accessory dwelling unit parking spaces shall not conflict with the principal
dwelling unit parking spaces and shall comply with the Zoning Ordinance
requirements.
i. The accessory dwelling unit shall use the same street number as the principal
dwelling unit but must include a unique identifier that is consistent with the City’s
Street Naming and Addressing Policy to ensure compatibility with Hennepin
County, the U.S. Postal Service, and emergency service providers. The entryway
to an accessory dwelling unit shall include identifying signage and be connected
to the driveway with an improved walkway.
j. The accessory dwelling unit is subject to the same height restriction for principal
structures in the Rural Residential district but must not exceed the height of the
principal dwelling.
4. A conditional use permit is approved to allow for an accessory dwelling unit of 1,152
square feet subject to the findings that applicable criteria as outlined in Section 1070.020
(Conditional Use Permits) of the Corcoran Zoning Ordinance are satisfied. Specifically:
a. The accessory dwelling unit complies with the Comprehensive Plan, including
public facilities and capital improvement plans. The project is consistent with the
Rural/Ag Residential land use designation and maintains the density and desired
rural character of the area.
b. The establishment and ongoing use of the accessory dwelling unit will promote
the general public welfare by allowing for additional housing and economic
opportunities for the existing and future property owners. There is no evidence to
suggest an accessory dwelling unit that complies with the standards established
by the City will be detrimental to or endanger the public health, safety, morals, or
comfort.
c. The accessory dwelling unit will not be injurious to the use and enjoyment of
other property in the immediate vicinity for the purposes already permitted, nor
substantially diminish and impair property values within the neighborhood. The
accessory dwelling unit will be an addition to an existing accessory structure that
is screened by mature trees on all sides and is unlikely to negatively affect
adjacent properties.
d. The establishment of the accessory dwelling unit will not impede the normal and
orderly development and improvement of surrounding property for uses permitted
in the district.
e. Adequate facilities can be reasonably provided to accommodate the accessory
dwelling unit.
f. The accessory dwelling unit conforms in all other respects to the applicable
regulations of the Rural Residential district.
City of Corcoran March 23, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 3 of 5
g. The accessory dwelling unit and site conform to performance standards in the
Zoning Ordinance.
5. A building permit is required prior to beginning construciton.
6. A unit address will be assigned at building permit and City-approved identifying signage
will be required on the principal and accessory dwelling units.
7. FURTHER, that the following conditions must be met prior to issuance of a building
permit:
a. The building plans must be revised to show the following:
i. An overhang of at least 12 inches.
ii. Dimension the building height as defined in Section 1020 of the Zoning
Ordinance.
iii. Confirm the final roof covering to be used on the accessory dwelling unit.
1. If metal roofing is selected, a Certificate of Compliance will be
required.
2. If metal roofing is selected, the principal dwelling must also be
updated with a matching metal roof.
b. The building height of the principal dwelling, as defined in Section 1020 of the
Zoning Ordinance, must be provided.
i. If the proposed height of the accessory dwelling unit exceeds the height
of the principal dwelling, the building plans must be revised to reflect a
height that does not exceed the principal dwelling unless a variance is
requested and granted.
c. The applicant must record the approving resolution at Hennepin County and
provide proof of recording to the City.
8. Approval shall expire within one year of the date of approval unless the applicant
commences the authorized use.
City of Corcoran March 23, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 4 of 5
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Bottema, Jon Bottema, Jon
Nichols, Jeremy Nichols, Jeremy
Schultz, Alan Schultz, Alan, Jeremy
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 23rd day of March 2023.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Michelle Friedrich – City Clerk
City of Corcoran March 23, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 5 of 5
ATTACHMENT A
Lot 4, Block 1, Gmach Farm Subdivision, Hennepin County, Minnesota.
1
George Gmach
22600 Oakdale Drive
Rogers, MN 55374
City of Corcoran
8200 CR 116
Corcoran, MN 55340
January 6, 2023
Honorable Mayor, City Council and Planning Commission,
We are owners of Lot 4, Block 1, Gmach Farm Subdivision (PID: 05-119-23-13-0011). We built
the home on a corner of the family farm in 1976. The original lot was reconfigured and
additional ROW was dedicated with a replat in 2017. The current lot is 3.0 acres after the road
ROW is excluded (rounded to the nearest tenth).
We are requesting a conditional use permit for an Accessory Dwelling Unit (ADU) that exceeds
the 960 square foot limit for administrative approval but is under the 1,200 square foot
conditional use limit in the rural residential zone. The proposed ADU requires a 16’ long
addition to the north side of an existing building. The principal dwelling unit main floor square
footage is 1,972 square feet. The recreation building is 768 square feet, and the addition will
make it 1,152 square feet. We will be under the 1,813 allowed accessory size for the lot.
The addition is screened from public view and the adjacent properties. The addition will not be
visible from the road and is screened by mature trees on all sides. There is no impact on
drainage for adjacent lots.
View from road – ADU is to the left and behind the house and trees.
2
View from the north end of the lot near the border of the family farm – ADU is on the right.
The structure on the left is an 11x20 shelter for a maple syrup evaporator.
Interior finish of existing building. The intent is to preserve the naturally oxidized white pine
interior. The interior height is 9’ at sidewalls and 15’ at center.
3
View of the existing building looking NW from the principal dwelling. The roof peak is 20’ high.
The SW corner is 37’ from the side lot line. The remaining building is slightly angled away from
the lot line.
The addition allows for a bathroom and small kitchen without significant modifications to the
existing building which was constructed in 1996. The roofline it intended to match the existing
10:12 pitch. The plan shows a metal roof. Our intent is to get alternate bids for metal or
architectural asphalt. If metal is selected the plan is to reroof the principal dwelling unit to
match. If asphalt is chosen it will match the existing principal dwelling unit.
We do not anticipate renting the ADU. The ADU will be built to allow for handicapped
accessibility should that become necessary in the future. A future owner could be expected to
either continue the current use or comply with the rental ordinance. The unit is not a
commercial enterprise and is to be continuously used as an ADU.
The unit is not intended to house employees.
There are no animals.
There is no added traffic. Space for parking two cars will be improved as required.
A new septic system installed in 2021 was sized for a five-bedroom home with the longer-range
objective of adding an ADU. The well is 214 feet deep in bedrock and the casing is tapped for an
additional service line. The pressure tank and controls will remain in the principal dwelling unit.
4
There is no environmental impact of any significance. The building is screened from adjacent
uses by mature trees. There are no expansion plans.
Adjacent uses north and south are agricultural. Adjacent uses east and west are large lot
residential.
A preliminary plat map shows location of buildings and the well. The septic has been replaced
as previously noted. The property was delineated for wetlands at the time of the re-plat. There
are no wetland impacts.
All property taxes are paid. The records can be viewed on the Hennepin County website.
Sincerely,
George B. Gmach and Jean L. Gmach
Enclosures: Plans
Photo of surrounding area
2017 survey
Application for CUP
Memo
To: Natalie Davis McKeown
Planner
From: Kent Torve, PE
City Engineer
Project: Gmach ADU CUP Date: February 21, 2023
Summary:
• The parking pad grading (2 stalls), walkway extension and building addition reviewed for the
Gmach ADU do not affect City infrastructure or drainage.
• Building permit will still be required to show drainage and land disturbance areas.
SHEET:
SCALE:DRAWINGS PROVIDED FOR:George & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022
A
GG eeoorr gg ee && JJ eeaann GG mm aacc hh AA DDUU AA dd dd ii tt ii oo nn
A-1COVER PAGE
WH CN3644RO-37" X 43-5/8" CN3644RO-37" X 43-5/8"407040702868 Pocket Dr
E9
A-3
E9
A-3
E10E10
E11
A-3
E11
A-3
E13E13
E14
A-6
E14
A-6
E15
A-7
E15
A-7
E16E16
E17E17
E18E18
15'-11 9/16"
48'3'-11 13/16"4'-8 3/8"4'-0 1/16"3'-3 9/16"4'-8 3/8"3'-3 13/16"12'-8 1/4"11'-3 3/4"24'6'-3 1/2"8'-8"
5'-1"3'-6"1'-6"
3'-0 1/16"
5'-10"
31'-0" X 23'-0"
15'-5" X 10'-4"
15'-5" X 12'-2"
6'-4" X 3'-11"
BATH
KITCHEN
EXISTING
STORAGE
UTILITY
DW
Barn Door w/ track to
fit existing opening
ZERO ENTRY
SHOWER/CUSTOM
TILE WALLS
ADA TOILET
HAND FRAMED
BOX BAYS W/
MARVIN
ULTIMATE
CASEMENTS
Remove Existing
Windows,
Use Existing Headers
for Doorways
No Work in
Hatched Area
In Floor Heat
Controls
Dryer Washer
Sink
SHEET:
SCALE:DRAWINGS PROVIDED FOR:PAGE TITLEGeorge & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022MAIN FLOORA-2
3/8"= 1'-0"
E9E915'-11 9/16"48'15'-11 9/16"48'24'5'-3 1/4"3'-6"
Recess shower floor to
accommodate curbless
shower according to
manufacturer specifications
IInn--FFlloooorr HHeeaattiinngg SSyysstteemm
TTBBDD
SHEET:
SCALE:DRAWINGS PROVIDED FOR:George & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022FOUNDATION PLANEXISTING
A-4
EXTERIOR FINISH NOTES:
Exterior finish to be Board & Batten siding over
23/32" sheathing/house wrap.
Gable end to be lap siding to match existing
Window trim to match existing
MATERIALS AND COLOR BY OWNER.
Roofing TO BE Standing Seam Metal Roof (
Color TBD)
FINISH GRADE SHALL SLOPE AWAY FROM
STRUCTURE MIN. 1/2" PER FOOT OF RUN
FOR 4' MIL
INTERIOR FINISH NOTES:
Walls & Ceilings to be Pine T&G siding to match
existing
Windows to be Marvin Ultimate Casements w/
Wash Mode-Color to match existing
Utility Room-Pocket Door, style to be determined
Bathroom-Barn Door with track, style to be
determined
ADA Toilet with 18" clearance on wall side,
minimum 36" clearance on cabinet side
Addition to have in-floor heating w/ heater unit in
Utility Room
Concrete floor in shower area to be recessed to
allow for zero entry shower floor
Shower walls & floor to be large format tile, Color
TBD
Include sink in laundry area w/ removable
counter
3/8"= 1'-0"
Exterior Elevation Back
Exterior Elevation Left
Exterior Elevation Right
Exterior Elevation Front
SHEET:
SCALE:DRAWINGS PROVIDED FOR:George & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022
E9E9 E10E10
E11E11 E12E12 A-3EXTERIOR ELEVATIONS1/4"= 1'-0"
TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5
10
12
4" Concrete Floor
2" Rigid Foam
11 //22 ""==11 ''--00 ""S1S1
15/32" OSB
Self Adhered
Membrane
Standing Seam Metal
Roof ( Color TBD)
Ice & Water
Per Code
Cedar Soffit/Fascia
to Match Existing
3/8" Cedar Ply W/ 1"x 2"
Battens 16" OC
23/32" Sheathing W/
House Wrap
2x6 Wall
R19 Insulation W/
Vapor Barrier
1/2" Drywall
6" Sill Seal
2x6 Treated Plate
8"x 16" Footings8" Concrete Stem Wall
To Match Existing
6" Concrete Curb To Match Existing Height
4" Stone Base
Energy Heel to Match Existing
TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5TR-5
SHEET:
SCALE:DRAWINGS PROVIDED FOR:George & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022
A-5Wall/Roof Section1/4"= 1'-0"
E14E14 Exterior Story Pole Elevation
Bottom of Footing
-52.0"
Grade Level
-4.0"
Top of Slab
0.0"
Top of Foundation
4.0"
Highest Rough Ceiling
108.6"
Highest Ridge
241.7"
SHEET:
SCALE:DRAWINGS PROVIDED FOR:George & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022
A-6EXTERIOR STORYPOLE1/4"= 1'-0"
Elevation 15
Elevation 17 Elevation 18
Elevation 16
SHEET:
SCALE:DRAWINGS PROVIDED FOR:George & Jean GmachDate Drawn:
04/11/2022
Revised:
06/03/2022
07/24/2022INTERIOR ELEVATIONSA-7
2868 Pocket
Door
4070 Barn Door
Style TBD
Marvin Ultimate
CN3644
Marvin Ultimate
CN3644
Large Format
Tile Walls
Zero Entry
Shower Floor
ADA Toilet
T&G Pine Walls & Ceilings
To Match Existing
1/4"= 1'-0"
Agenda Item 7a.
Page 1 of 2
8200 County Road 116 Corcoran, MN 55340
763-420-2288 www.corcoranmn.gov
MEMO
Meeting Date: March 2, 2023
To: Planning Commission
From: Natalie Davis McKeown, Planner
Re: City Code Updates – Planned Unit Development Standards
____________________________________________________________________
Updating the Planned Unit Development (PUD) ordinance was identified as a City
Council priority in 2022. Staff and Council held work sessions to review the PUD
ordinance on July 28, 2022, October 27, 2022, and January 26, 2023. In July, staff was
directed to identify basic standards for PUDs, create a points system to aid in the review
of public benefits offered by PUD proposals, as well as create a super majority (4/5)
threshold for approval of all PUDs. At the October work session, staff was directed to
test out the draft points system on the Tavera development and see what options there
were for allowing a vote to proceed if only three Council members are seated at a
meeting to avoid running up against the review deadline. During the January work
session, Council and staff worked through questions pertaining to open space and the
points threshold for review.
Council asked staff to bring the ordinance draft to the joint work session with the
Planning Commission on February 9, 2023 to give the Commission a chance to provide
feedback on the overall draft, proposed point categories to capture PUD benefits, the
super majority approval requirement, and when the required neighborhood meeting
should take place. An in-depth discussion was held about the proposed changes at the
work session. However, the Commission was not able to provide feedback on the
categories and point allotments within the proposed points system. The Council directed
staff to bring the points system back for discussion with the Planning Commission at the
March 2nd meeting, and then it is anticipated this feedback will be brought forward to the
Council at the March 23rd regular Council meeting where additional discussion is
anticipated.
Updates Since Joint Work Session
Agenda Item 7a.
Page 2 of 2
Open Space
Instead of a flat 15% open space requirement of all PUDs that include dwellings, the
verbiage has been changed to require low density residential PUDs to set aside a
required percentage of open space based on the proposed lot width. A table is provided
in the draft ordinance for clarity.
Neighborhood Meeting
The neighborhood meeting requirement was moved to occur after the sketch plan but
before submittal of a preliminary PUD development plan application. Verbiage was
added to clarify that a preliminary PUD application would not be considered complete
until the neighborhood meeting is held.
Encouragement of Larger Lot Sizes
In addition to lot widths of 72’ or larger not having to set aside additional open space, a
points category was added to the draft points system that awards points for every 10%
of lots that exceed the minimum lot width or lot area standards of the RSF-3 district.
Discussion
The City Council and staff would like the Planning Commission’s discussion to focus
primarily on the points system. Each point category is meant to capture a public benefit
and provide a way to quantify the benefit as much as possible. The development traits
the City would like to see the most should have a relatively high number of points
possible as compared to other categories that may be less desirable. Staff believes it
will be helpful to hear feedback from the Commission on the following questions:
1. What points categories should be adjusted in terms of the amount or how points
are allotted?
2. Are there additional categories that should be added?
3. Are there categories that bring up concerns and/or be removed?
4. Are there categories or descriptions that could use additional clarity?
Attachments
1. Draft Ordinance
2. Draft Points System
Page 1 of 16
1040.140 – PUD (PLANNED UNIT DEVELOPMENT) Subd. 1. Purpose. In return for greater flexibility in site design requirements, the Planned Unit Development (PUD) district is expected to deliver creative community designs of exceptional quality. PUDs shall honor the rural character of Corcoran by prioritizing nature through preservation, restoration, and/or enhancement of the natural systems that sustain the City. PUDs will include a combination of public benefits such as above-average open space amenities; incorporate creative design in the layout of buildings, open space, and circulation; assure compatibility with surrounding land uses and neighborhood character; and provide greater efficiency in the layout and provision of roads, utilities, and other infrastructure. The purpose of the PUD, Planned Unit Development District, is to promote creative and efficient use of land by providing design flexibility A PUD can be used in the development of residential neighborhoods and/or nonresidential areas in a manner that would not be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. Subd. 2. Intent. The intent of this district is to include most of the following: I.Provide for the establishment of PUD districts in appropriate settings andsituations to create or maintain a development pattern that is consistentwith the City’s Comprehensive Plan.II.Potentially Aallow for the mixing of land uses within a development whensuch mixing of land uses is determined to be compatible with thesurrounding area and could not otherwise be accomplished under theexisting zoning and subdivision regulations.III.Provide for variations to the strict application of the land use regulationsto improve site design and operation, while at the same timeincorporating design elements, e.g. construction materials, landscaping,lighting, etc., that exceed the City’s standards to offset the effect of anyvariations. Desired design elements may include the following: innovativedesign, integration of historical or rural structures and design elements,utilization of new technologies in building design, special constructionmaterials, additional landscaping, creating parking and pedestrianconnections, stormwater management, pedestrian-oriented design, ortransitions to residential neighborhoods.IV.Promote more creative and efficient approach to land use within the City,while at the same time protecting and promoting the health, safety,comfort, aesthetics, economic viability, and general welfare of the City.
Page 2 of 16
V. Preserve and enhance natural features, and open spaces, trees, and scenicviews.VI.Maintain or improve the efficiency of public streets and utilities.VII.Ensure appropriate transitions between differing land uses.VIII.Ensure high quality of design and designs that are compatible withsurrounding land uses, including existing and planned.Subd. 3. Application Applicability. A PUD district shall not be established for parcels guided in the Comprehensive Plan for Rural/Ag Residential and Rural Service/Commercial, except where allowed for an Open Space Preservation Plat. It will be used in areas guided Mixed Use or Mixed Residential on the Land Use Plan and in other areas where A PUD district can be established for parcels guided in the Comprehensive Plan as any other land use designation than those stated above when the City finds that the proposal meets the intent of this the PUD district. Subd. 4. Allowed Uses. All permitted uses, permitted accessory uses, conditional uses, and interim uses contained in the underlying zoning districts shall be treated as potentially allowable uses within a PUD district. Uses within the PUD will generally be limited to those uses considered associated with the general land use category shown for the area on the City’s Comprehensive Plan. A.Low Density Residential. PUDs located on land that is guided for existingand low density residential shall be limited to permitted and accessoryuses in addition to uses allowed by conditional, interim, and/oradministrative permit as contemplated with the following single-familyresidential districts: RSF-1, RSF-2, and RSF-3.B.Presumption of Underlying Zoning District.I.PUDs located on land that is guided as one of the land usedesignations in the table below will be presumed to includepermitted and accessory uses in addition to uses allowed byconditional, interim, and/or administrative permits of theunderlying zoning district(s) associated with the land usedesignation.
Land Use Designation in
Comprehensive Plan
Underlying Zoning
District Medium Density Residential RMF-1 Mixed Residential RMF-2 High Density Residential RMF-3
Page 3 of 16
Mixed Use GMU and DMU Commercial C-1 and C-2 Business Park BP Light Industrial I-1 Public/Semi-Public PI II. Additional uses not contemplated in the underlying zoning district may be approved by Ordinance if the Council determines such uses to be compatible with the intent of the underlying zoning district. C. Mixed Use. PUDs located on land guided as mixed use are expected to include a combination of residential and commercial uses. Subd. 5. Presumptive Performance Standards. Lot Dimensions, Setbacks and Building Heights. The district regulations (e.g., minimum lot dimensions, building height, and building coverage ratio) of the most closely related underlying zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in this Section. Subd. 6. Design Standards. The PUD plan establishes the requirements for a PUD and shall govern land uses and design. The following is a list of minimum standards required of PUDs: A. Appropriate Integration. PUDs shall be appropriately integrated into existing and proposed surrounding development. This does not mean the PUD reflects the specific standards of the surrounding area such as lot size, density, setbacks, or design. While integration may be achieved through such standards, it may also be achieved through continuation of existing land use types, architectural transitions, landscaping buffering, or other means. B. Variety and Enhanced Design. Since PUDs are expected to exceed standards, most residential PUDs should include a wide variety of styles. Style refers to the exterior image and footprint, not the floor plan. Where a wide variety of styles does not make sense, the PUD should include enhanced building design that exceeds underlying standards. I. PUDs with detached homes must provide house elevations for approval. There should be no less than 5 styles of detached homes. II. PUDs with attached homes (not including apartment buildings) must include no less than 2 styles.
Page 4 of 16
III.For PUDs without a residential component, applicants must providematerial boards with renderings for design evaluation.C.Open Space. A low density residential PUD shall provide a percentage ofthe project area as open space based on the requested lot width minimumas shown in the subsequent table. If the PUD is to be developed in phases,the applicant must include the entire site in the plat of the first phase ofdevelopment and designate as open space. Open space is a landscapedarea of areas available for the common use of and is accessible by allresidents or occupants of the buildings within the PUD. Open space shallconsist of upland and be calculated on a net basis which excludes privateyards, private streets from back of curb to back of curb, public rights-of-way, or any other non-recreational impervious surface area. Areas withineasements shall be used in calculating open space unless the easement isover an inaccessible space such as wetlands or stormwater ponds. Thecalculation will be based off the net pre-development area. Dedicatedparkland shall not be used in calculating open space for a development ifit is anticipated in the 2040 Comprehensive Plan. The applicant shall berequired to submit an open space plan along with the PUD developmentplan. The open space plan will illustrate the use and/or function of theopen space area or areas. The open space plan shall include any proposedimprovements and/or design of the open space area.
Proposed Lot Width Required Open Space 72’ or more 0% Less than 72’ – 65’ 7% Less than 65’ – 55’ 12% Less than 55’ 15% D.Perimeter Buffer. PUDs shall provide a landscaping buffer to screenhomes from arterial and major collector roads.E.Public Accessibility. When a PUD includes natural features such as creeks,streams, ponds, and lakes, the PUD shall provide public access to thesefeatures.F.Discretionary Standards. In addition to the above standards, the CityCouncil may impose such other standards for a PUD project as arereasonable and as the Council deems are necessary to protect andpromote the general health, safety, and welfare of the community andsurrounding areas.G.Prohibited Features and Modifications.
Page 5 of 16
I. The City will not grant side setbacks that result in less than a 15-foot minimum required separation between two detached dwellings. II. PUDs with detached homes shall be designed to avoid interior perimeter roads that are parallel to arterial roadways. Roadways should be curvilinear wherever feasible with a variety of building orientation along arterial roadways.
III. PUDs cannot request flexibility from meeting the minimum required screening and/or buffering standards otherwise required in the Zoning Ordinance unless the applicant can show there is a site constraint out of their control that justifies a deviation from these requirements, proposes an alternative screening method that will meet the intent of the requirements, and/or proposes relocating screening methods to a more beneficial location within the development. Subd. 7. PUD Benefits. PUDs are expected to provide a combination of public benefits in exchange for flexibility in Zoning Ordinance requirements. A. All new PUDs of 30 or more acres that have not submitted a PUD sketch plan for City Council review prior to [date of adoption] shall be reviewed by staff against Corcoran’s PUD Point System hereby made a part of this Section. Projects of 30 acres or more must receive a minimum score of 75% of the applicable and attainable points for the project in order for staff to forward the project to the Planning Commission and City Council with a recommendation of approval. A score of 75% of higher does not guarantee City Council approval. The City Council shall use their statutory discretion in determining approval or denial of the PUD rezoning request. B. An applicant may petition for credit of a proposed PUD benefit that is not captured by Corcoran’s PUD Point System and is not otherwise required in the underlying zoning district. If the petition is granted, the PUD benefit shall only be allotted up to 10 points.
Page 6 of 16
C.Projects less than 30 acres shall provide at least three public benefitscontemplated within Corcoran’s PUD Point System in order for staff toforward the application to the Planning Commission and City Councilwith a recommendation of approval. Complaince with this standard doesnot guarantee City Council approval, and the City Council may use theirstatutory discretion in determining approval or denial of the PUDrezoning request. An applicant may petition for credit of a proposed PUDbenefit that is not captured by Corcoran’s PUD Point System. If thepetition is granted, the remaining two PUD benefits must be based on thePUD Point System.D.A PUD that offers tree preservation as a public benefit will be required toreplace any removed trees that were intended for preservation on a 1:1caliper inch basis.Subd. 68. Processing Procedures. The general sequence for application, review and action on a PUD shall be according to the following procedures:
A.Pre-application ConferencePrior to filing of an application or submittal of a sketch plan the applicant shall arrange for and attend a conference with the Zoning Administrator. The primary purpose of the conference shall be to provide the applicant with an opportunity to gather information and obtain guidance as to the general suitability of the proposal for the area and its conformity to the provisions of this district prior to incurring substantial expenditures in the preparation of plans, surveys, and other data.
B.PUD Sketch PlanPrior to filing a preliminary PUD development plan application, the applicant shall submit a sketch plan of the project to the Zoning Administrator prior to submission of a formal application. The Zoning Administrator shall refer the sketch plan to the City Council for discussion, review and informal comment. Any opinions or comments provided to the applicant shall be considered advisory only and shall not constitute a binding decision on the request. The purpose of the sketch plan is to inform the City of the applicant’s intentions and to inform the applicant as to the general acceptability of the proposal before extensive costs are incurred. The PUD Sketch Plan shall be conceptual in nature but shall be drawn to scale and shall contain at a minimum the following:
Page 7 of 16
1. Location map showing the location within the City and more detailed locations on half-section plat maps showing all perimeter property lines. 2. Aerial photograph of the area. 3. General location of all identified natural resources and wetland inventories on and abutting the premise. 4. General location of existing and proposed structures. 5. Tentative access, circulation and street arrangements, both public and private. 6. Amenities to be provided such as recreational areas, open space, walkways, parking, landscaping, etc. 7. A representative example of the style of structures to be constructed. 8. Proposed public sanitary sewer, water and storm drainage. 9. A general statement of concept, identifying the intent of the project and compatibility with the surrounding area. 10. Extent of and any proposed modifications to land within the Overlay Districts as described and regulated in Section 1050. 11. Any other items as may be deemed necessary by City staff.
(Ord. 286, passed 9-25-14)
C. Neighborhood Meeting Prior to filing an application or submittal of a preliminary PUD plan, the applicant shall arrange and conduct a neighborhood meeting with notice provided to property owners within at least 350 feet of the desired site’s perimeter. The primary purpose of this meeting shall be to provide information on a proposed development to surrounding neighborhoods and allow feedback to be provided and incorporated early in the process. An application for a preliminary PUD development plan will not be considered complete until after a neighborhood meeting is held.
D. Preliminary PUD Development Plan The purpose of the preliminary PUD development plan is to establish the intent, density, and intensity of the proposed development. Upon receipt of the complete application for rezoning to PUD and the preliminary PUD
Page 8 of 16
development plan, the item shall be scheduled for a public hearing at the Planning Commission. The Planning Commission shall conduct a public hearing in accordance with the provisions of the City’s Code. Upon due consideration, the Planning Commission shall make a recommendation to the City Council. Following the Planning Commission recommendation, the City Council shall consider the rezoning request and preliminary PUD development plan. At this meeting the City Council shall receive the recommendation from the Planning Commission and a report from the City Staff. Upon due consideration the City Council shall approve, disapprove, or approve with specified modifications and/or conditions by majority vote. If a preliminary development plan has been denied by the City Council, the owner or applicant may not reapply for the same or similar on the same property for a six (6) month period following the date of the denial.
E.Final PUD Development PlanThe applicant shall submit a final PUD development plan to the City. The Planning Commission shall review the final plan in accordance with the provisions of this Section. The Planning Commission shall review the application to ensure that the proposed final PUD development plan is in substantial conformance with the approved preliminary PUD development plan. Upon due consideration the Planning Commission shall make their recommendation to the City Council. Following the Planning Commission recommendation, the City Council shall consider the final development plan. Upon due consideration the City Council shall approve, disapprove, or approve with specified modifications and/or conditions by majority vote. If the applicant desires, and the City Council concurs, the preliminary and final development plans may be processed concurrently, provided all items required for both applications are submitted. The rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan. Subd. 7 9. Required Findings. The Planning Commission and the City Council shall find the following prior to the approval of a preliminary development plan or final development plan: A. The planned development is not in conflict with the Comprehensive Plan.
Page 9 of 16
B.The planned development is not in conflict with the intent of theunderlying zoning district and is compatible with surrounding land uses.C.The planned development is not in conflict with other applicableprovisions of the City’s Zoning Ordinance.D.The planned development or unit thereof is of sufficient size,composition, and arrangement that its construction, marketing, and/oroperation is feasible as a complete unit without dependence upon anyother subsequent unit or phase.E.The planned development will not create an excessive burden on parks,schools, streets and other public facilities and utilities which serve or areproposed to serve the planned development.F.The planned development will not have an undue and adverse impact onthe reasonable enjoyment of the neighborhood property.G.The quality of the building and site design proposed by the PUD plan shallsubstantially enhance the aesthetics of the site, shall demonstrate higherstandards, more efficient and effective uses of streets, utilities and publicfacilities, it shall maintain and enhance any natural resources within thedevelopment, and create a public benefit that is greater than what wouldbe achieved through the strict application of the primary zoningregulations.Subd. 8 10. Preliminary Development Plan Content. The intent of the preliminary development plan is to allow City review of site plan and general development issues, without the need for detailed architectural plans. The applicant shall submit preliminary development plans which include the following: A. A location map which indicates existing and future land uses.B.Maps of existing and proposed site features and uses at a minimum scaleof 1” = 100’ scale which indicates topography in two-foot contours;building outlines; location of significant vegetation; water bodies andwetlands; location of streets, drives and parking areas; and othersignificant features.C.A site plan showing all proposed structure and building locationsincluding signs. Plans shall note structure height, general architecturaldesign features and anticipated exterior materials.
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D.A preliminary circulation plan indicating pedestrian and vehicularmovement systems. This plan shall also include service access andscreening for receiving material and trash removal.E.Preliminary drainage, grading, utility and erosion control plans.F.A concept landscaping plan illustrating preservation of existingvegetation, and new landscaping and buffer areas.G.A written report which describes the proposed uses, indicates covenantsor agreements which will influence the use and maintenance of theproposed development, describes the analysis of site conditions anddevelopment objectives which has resulted in the planned developmentproposal, and statement of which primary zoning district provisions arebeing modified by the planned development.H.A shift of density or intensity of the plan, if applicable. For example, a ten-acre site with seven acres of “Commercial” guiding and three acres of“Medium Density Residential” guiding could be developed with 70percent of the land area commercial and 30 percent of the land area atthe Medium Residential density identified in the Comprehensive Plan.This type of shift would only be allowed as part of a PUD and the locationof uses within the site would be determined as part of the PUD process.This implementation technique would not require an amendment to theLand Use Guide Plan Map.I.Any other information deemed necessary by the City Staff in order toevaluate plans.J.Twenty copies of the above information shall be submitted no larger than11 x 17 inches.K.Five copies of the above information shall be submitted on 24 x 36 inchsheets.L.For City initiated rezonings to Planned Unit Development District, thepreliminary development plan may consist of any information deemednecessary to identify and protect the public interest.Subd. 9 11. Final Development Plan Content. The final development plan shall include all of the information required for submission of the preliminary development plan plus architectural plans, detailed site, landscaping, grading and utility plans and all additional information which was requested by the planning commission as a result of its review of the preliminary plan. The final plan shall incorporate all recommendations of the planning commission and City Council, or shall indicate how the final plan fails to incorporate the
Page 11 of 16
commission's recommendations. The final plan shall also include and reflect all changes in preliminary plan data since the submission of the preliminary plan. The applicant shall submit final development plans which include the following information: A. A location map which indicates existing and future land uses.B.Maps of existing and proposed site features and uses at a minimum scaleof 1” =100’ scale which indicate topography in two-foot contours;building outlines; location of significant vegetation; location of streets,drives and parking areas; and other significant features.C.Detailed drawings of all proposed structure elevations, including scaledelevations and exterior building materials of all buildings and signs.Samples of all proposed materials which will be used on the exterior ofstructures may be required with the elevation drawings.D.Proposed floor plans for all floor levels of multi-family and non-residential buildings, including locations of electrical, mechanical and gasmetering equipment, and storage areas for trash and recyclable materials.E.A landscape plan indicating tree, shrub and ground cover species, size,provisions for plant material watering.F.A final circulation plan indicating pedestrian and vehicular movementsystems. This plan shall also include service access for receiving andtrash/recycling removal.G.A lighting plan showing foot-candle levels, luminaire location, fixture typeand height.H.Rooftop equipment and screening plan and elevation drawings of rooftopequipment and screening of views from adjacent streets and property.I.A final drainage, grading, utility, and erosion and sedimentation controlplan. Such plans shall comply with the requirements of this Ordinance.J.Identification and delineation of all wetlands on the site includingpreservation and filling and mitigation.K.A written report which completely describes the proposal and indicatescovenants or agreements which will influence the use and maintenance ofthe proposed development, describes the analysis of site conditions anddevelopment objectives which has resulted in the planned developmentproposal, describes any changes from the approved preliminary
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development plan, and statement of which primary zoning district provisions are being modified by the planned development. L.A shift of density or intensity of the plan, if applicable. For example, a ten-acre site with seven acres of “Commercial” guiding and three acres of“Urban Residential” guiding could be developed with 70 percent of theland area commercial and 30 percent of the land area at the urbanresidential density identified in the Comprehensive Plan. This type ofshift would only be allowed as part of a PUD and the location of useswithin the site would be determined as part of the PUD process. Thisimplementation technique would not require an amendment to the LandUse Guide Plan Map.M.Any other information deemed necessary by the City Staff in order toevaluate plans.N.Twenty copies of the above information shall be submitted no larger than11 x 17 inches.O. Five copies of the above information shall be submitted on 24 x 36 inchsheets.Subd. 10 12. Performance Guarantees A. The City Council shall require the owner and developer of a PUD toexecute a development agreement which may include, but not be limitedto, the approved development plan, conditions of approval, associationand maintenance agreements, and a timetable for construction.B.The City Council shall require an applicant for PUDrezoning/development plan to provide a financial guarantee inaccordance with Section 1070.050 of this Chapter to ensure that thedevelopment will be executed in performance with the approved finalPUD development plan.C.The City Council is empowered to require that all required improvementsbe constructed and completed prior to the issuance of any occupancypermits.D.Construction of each PUD development shall be commenced within oneyear after the effective date of the PUD rezoning by the City Council.Upon good cause shown, the City Council may extend the time for oneadditional year. If construction is not commenced within these timeperiods, any building permits issued for the PUD shall be void and thePlanning Commission may initiate proceeding to rezone the subjectproperty.
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E.Any building permit issued for construction pursuant to PUD rezoningshall be valid only so long as there is compliance with the finaldevelopment plan as accepted by the City Council.Subd. 11 13. Changes To Final Development Plans. Minor changes to final development plans adopted by the City Council may be approved by the City Administrator, provided that the changes do not involve the following: A. Increase in floor area of structures or number of dwelling units.B.Change in exterior building material.C.Alteration of any condition attached or modification to the finaldevelopment plan made by the City Council.D.A major change to a final development plan which is at variance with anystandards of the City Code or is less restrictive than any conditions ofapproval for the initial final development plan, shall require approval by amajority vote of all members of the City Council.
(Ord 348, passed 05-25-17, Ord. 378, passed 09-13-18)
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SECTION 1070 – ADMINISTRATION, PERMITS AND PROCEDURES
1070.010 – ZONING AMENDMENTS (TEXT AND MAP) Subd. 1. Procedure. An application for an amendment to the Zoning Ordinance or Zoning Map shall be approved or denied, pursuant to Minnesota Statutes 15.99. Additional City requirements are as follows: A.Request for rezoning (text or map) shall be filed with the ZoningAdministrator on an official application form. A non-refundable fee as setforth in the City Code shall accompany such application. Detailed writtenand graphic materials, the number and size as prescribed by the ZoningAdministrator, fully explaining the proposed change, development, or use,shall also accompany such application. The application shall beconsidered as being officially submitted and complete when the applicanthas complied with all the specified information requirements.B.Upon completion of preliminary staff analysis of the application andrequest, the Zoning Administrator, when appropriate, shall set a publichearing following proper hearing notification. The Planning Commissionshall conduct the hearing and report its findings and makerecommendations to the City Council.C.Notice of said hearing shall be mailed to all owners of land within 350feet of the boundary of the property in question. This provision shall notapply in the case of a rezoning if the amendment affects an area greater thanfive (5) acres pursuant to Minnesota Statutes §462.357.D.Failure of a property owner to receive said notice(s) shall not invalidateany such proceedings as set forth within this Chapter.E.Notice of said hearing shall also be published in the official newspaper atleast 10 days prior to the hearing and consist of:
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1. Legal property description. 2. Description of request. 3. Map detailing property location. F. The Planning Commission and City staff shall have the authority to request additional information from the applicant concerning operational factors or to retain expert testimony with the consent and at the expense of the applicant concerning operational factors, said information to be declared necessary to establish performance conditions in relation to all pertinent sections of this Chapter. G. The applicant or a representative thereof may appear before the Planning Commission in order to present information and answer questions concerning the proposed request. H. The Planning Commission shall make findings of fact and a recommendation on the request. Such recommendations shall be accompanied by the report and recommendation of the City staff. I. The City Council shall not act upon an amendment until they have received a report and recommendation from the Planning Commission and the City staff. J. Upon receiving said reports and recommendations of the Planning Commission and the City staff, the City Administrator shall schedule the application for consideration by the City Council. Such reports and recommendations shall be entered in and made part of the permanent written record of the City Council meeting. K. Upon receiving said reports and recommendations, the City Council shall have the option to set and hold a public hearing if deemed necessary. L. The applicant or a representative thereof may appear before the City Council in order to present information and answer questions concerning the proposed request. M. For any application that changes all or part of the existing classification of a zoning district from residential to either commercial or industrial, approval shall require passage by a two-thirds vote of the full City Council. Approval of any other proposed amendment shall require passage by a majority vote of the full Council. N. For any application requesting a rezoning to a Planned Unit Development District, approval shall require passage by a four-fifths vote of the seated
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City Council at the time of the vote. Approvals of a proposed amendment shall require passage by a majority vote of the seated Council. A vote that fails due to failure of requisite votes is deemed a denial.
O. The amendment shall not become effective until such time as the City Council approves an ordinance reflecting said amendment. P. Whenever an application for an amendment has been considered and denied by the City Council, the Planning Commission or City Council shall not consider a similar application for an amendment affecting substantially the same property again for at least 6 months from the date of its denial. A subsequent application affecting substantially the same property shall likewise not be considered again by the Planning Commission or City Council for an additional 6 months from the date of the second denial unless a decision to reconsider such matter is made by not less than a majority of the full City Council.
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Corcoran PUD Points System
1.Placement of uses so as to integrate with adjacent uses.
Purpose: To reward developments that make connections to adjacent properties and uses.
Criteria: Points will be awarded if there is an opportunity to connect adjacent uses and such
connections are made. If no opportunities exist, the category will be eliminated.
25 points maximum for the following:
-5 points will be awarded for placing features, such as private parks and conservation areas,
contiguous to existing or planned private parks or conservation areas (as long as there was a
choice to put it somewhere else.)
-10 points will be awarded if there are no restrictions for public access to these areas. Public
parks are not eligible.
-5 points will be awarded if there is a conscious effort to link the neighborhood to public or semi-
public uses (schools, religious institutions, etc.).
-5 points will also be awarded for developers who give adjacent development the opportunity to
link to the development in question.
2.Collaboration with adjoining landowner(s).
Purpose: To encourage an open dialogue between many landowners.
Criteria: Points will be awarded on a case-by-case basis when collaboration is demonstrated.
10 points maximum
Applicants must host a neighborhood meeting early in the process as part of the PUD process.
Applicants will get collaboration points if they demonstrate that they incorporated feedback and
continued ongoing discussions in an effort to work with neighboring property owners to create a
more unified plan for the larger neighborhood. Collaboration may also offer a better chance to gain
points in other categories.
3.Appropriately located neighborhood scale commercial/office uses.
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Purpose: To reward developments
that provide small scale
commercial/office uses.
Criteria: Points will be awarded on
a case-by-case basis.
Category will be
considered on a very
limited basis. This
category is typically not
applied to land guided as
low-density residential in
the City’s Comprehensive
Plan; however,
consideration will be
given to appropriately
located non-residential
uses contemplated in RSF-
1, RSF-2, or RSF-3 (e.g.,
daycare facilities, educational facilities, and places of worship).
10 points maximum
4.Percentage of units within ¼ mile of an identifiable neighborhood focal point.
Purpose: Encouragement to give
new neighborhoods a
unique identity and to
serve as an ordering
device.
Criteria: Percentage of units / 2
50 points maximum
Examples include the following:
parks, greens, squares,
monuments, historic structures
(silos, barns, granaries,
foundations, community gardens,
etc.).
5.Distribution of attached units.
Purpose: Encourage smaller clusters of attached units.
Criteria: Points = (50 – A)
A = the largest percentage of attached units in any one group.
Page 3 of 8
40 points maximum
Example: If there are 100 attached units in a project, and the largest group has 30 units in it, then
20 points would be awarded.
Under this criterion, a PUD must have at least 3 groups of attached units to get any points.
6.Creation of open space using multi-story buildings.
Purpose: Promote the creation of open using multi-story buildings.
Criteria: Points will be awarded if it was demonstrated that the applicant had purposefully used
multi-story buildings for the purpose of creating open space.
10 points maximum
This criterion wouldn’t apply to PUDs for land guided as existing residential or low density
residential in the City’s Comprehensive Plan.
7.Visual Termini
Purpose: Encourage the placement of monuments, statutes, gazebos, or other landmarks at the
end of
streets.
Criteria: Points will be
awarded if
visual
termini are
provided.
5 points maximum
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8. Attached units are embedded.
Purpose: Reduce the amount of attached units visible from major roadways.
Criteria: Points = (50 – A) / 2
Where A = (% of the perimeter roadway in linear feet with attached units).
25 points maximum
Examples: A development has 1,000 linear feet of arterial roadway and 200 feet of the arterial
roadway has attached units adjacent to it.
“A” = 20 so
Points = (50 -20) / 2 = 15
Only areas where there is an opportunity to build units will be included in the total perimeter
measurement. Wetlands or otherwise unbuildable areas will not be included.
Attached units are not considered to abut the ROW if there is an outlot or feature between them
and the ROW of the area is landscaped and/or has a setback exceeding 60 feet.
If the percentage of ROW with abutting attached units is over 50%, the development will get zero
points in this category.
This criterion is only applicable to proposals with land guided as low-density, medium-density, or
mixed residential and detached units are a component of the proposed development. Areas guided
for high-density and mixed use are not subject to this criterion.
9. Exceptional landscaping to buffer homes major roads.
Purpose: Buffer homes from major roadways.
Criteria: Score will be based on criteria below:
- At least 70% evergreen trees but no more than 85% (10 points)
- Undulating berms (10
points)
- Decorative open
fencing (10 points)
- Understory trees and
shrubs (10 points)
- All vegetation must
be salt tolerant. (10
points)
- Retention of existing woods may qualify as well and can be awarded up to 10 bonus points
in this category.
50 points maximum
10. Percentage of units within 1,000 feet walk from a park.
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Purpose: Promote location of parks within a short walk from people’s homes.
Criteria: Percentage / 10
10 points maximum
Measured along roadways and/or trails.
11. Internal Trail Connections
Purpose: Encourage the creation of off-road trails within a neighborhood.
Criteria: Points will be awarded for the creation of internal trails to provide pedestrian and/or
bicycle movement within a development.
10 point maximum
12. Cul-de-sacs are open ended
Purpose: Foster the creation of pedestrian and bicycle connections or trail systems along arterial
and collector roadways.
Criteria: Points = (% of cul-de-sacs that are open ended) / 20
5 points maximum
Cul-de-sac with a trail connection to the arterial at the end.
13. Open Space is consolidated and usable.
Purpose: Create open space areas that can be usable to the neighborhood, either passively or
actively.
Criteria: Points will be awarded based on the following guidelines:
- Buildings should be organized around the open space.
- Open space should be a framing and organizing feature.
- Open space should be accessible to the local population (within the neighborhood).
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- Open space should be designed in such a way that it doesn’t appear like it is someone’s
backyard.
- Stormwater ponds should be incorporated as a design feature.
- 5 bonus points will be provided if the applicant commits to privately owned open space
being made accessible and usable to the public.
25 points maximum with 5 bonus points possible.
14. Open space is connected with green (natural) corridors.
Purpose: Connect open spaces and reduce the occurrent of isolated open space areas.
Criteria: Points will be awarded for linking open space areas with natural corridors.
10 points maximum
Combining open space areas, trails, and storm ponds is a good way to get points in this category.
15. Viable open space master plan is created.
Purpose: Encourage developers to create a unified open space plan for their proposed
neighborhoods and to use that open space as an organizing device for the
neighborhood.
Criteria: Points will be awarded for providing a plan that highlights open space areas and the
pedestrian corridors and connections between them.
5 points maximum
16. Natural resources and features are retained.
Purpose: Encourage the preservation significant or unique natural resources and/or topographical
features if they exist.
Criteria: Points will be awarded if significant and unique natural features are retained. (Examples
include trees, ravines, hilltops)
20 points maximum
17. Extensive internal landscaping.
Page 7 of 8
Purpose: Encourage a larger amount of landscaping than required by code.
Criteria: (% of landscaping units above minimum) / 10
10 points maximum
Examples: 100 units required, 120 units provided = 2 points
18. Use of native plants in landscaping.
Purpose: Use vegetation that is better adapted to our climate to reduce water consumption and
required maintenance.
Criteria: Points will be awarded if landscaping incorporates appropriate use of native plants.
5 points maximum
19. Existing rural structures are retained and/or reused
Purpose: Preserve existing structures that are in good condition and have historical value.
Criteria: 10 points awarded if a structure is retained
5 bonus points are awarded for the preservation of a silo (for a total of 15 points in this
category).
10 points maximum with an additional 5 bonus points.
Incorporation of existing structures, foundations, etc., into the development for aesthetic and
historic preservation purposes.
Examples are barns, silos, foundations, etc., If structures are structurally unsound and removal is
advised, a developer would not be penalized for their removal.
Historic structures can be used as identifiable neighborhood centers if integrated into park/open
space.
20. Higher Architectural Standards
Purpose: Encourage a higher architectural standard within PUD proposals.
Criteria: Points will be awarded where the developer goes above and beyond the architectural
standards required in code. Points will be awarded when plans for residential
developments that include recommended architectural styles and elements noted in the
Southeast District Plan.
10 points maximum
21. Lot Size Variety
Purpose: Encourage larger lot sizes.
Criteria: 5 points will be awarded for every 10% of lots that exceed a lot width of 65’ or exceed a
lot area of 7,500 square feet.
Page 8 of 8
50 points maximum
Bonus Categories
22. Natural restoration work
Purpose: Reward developments that restore wooded areas, prairies, wetlands, soils, etc.
Criteria: 1 point per acre of restoration
10 points maximum
Buckthorn removal would qualify.
23. Extraordinary environmental protection
Purpose: Reward any other unregulated environmental protection that has not already been
addressed.
Criteria: Points would be awarded for other extraordinary environmental protection that hasn’t
been addressed.
10 point maximum
24. Areas of parkland, woodland, or other open space (above minimum)
Purpose: Encourage creation of open space areas in a development, whether they are active park
areas in a development, whether they are active park areas or passive woodland areas
or other open space.
Criteria: 1 point per acre of dedicated parkland (acceptable to the City) or other open space
areas that are in outlots or conservation easements.
No maximum points.
Wetlands and areas on steep slopes would not count.
Open space areas must be 50 feet or larger in the smallest dimension to be counted in this category.
25. Innovation and Utilization of New Technologies and Materials
Purpose: Reward innovative proposals that include new and creative design approaches and/or
utilize new technologies and/or building materials within the overall site layout,
buildings, and/or other development features.
Criteria: Points will be awarded where the applicant’s plans feature creative and efficient
methods of design or incorporate new technologies or materials. For example, the use
of building-integrated solar technology (AKA solar skins) for a development that
provides high energy efficiency while being aesthetically compatible with the
surrounding neighborhood.
10 point maximum
Agenda Item: 7b.
Page 1 of 2
8200 County Road 116, Corcoran, MN 55340
763-420-2288
email: general@corcoranmn.gov / website: www.corcoranmn.gov
MEMO
Meeting Date:
To:
From:
Re:
February 23, 2023
City Council
Natalie Davis McKeown, Planner
Active Corcoran Planning Applications
The following is a status summary of active planning projects:
1.Transition/Buffer Zones ZOA (City File 22-034). After multiple discussions on this topic in
2022, the City Council reviewed a draft of a Buffer Yard Ordinance at the January 26th work
session. Remaining questions included the enforcement process. Staff’s recommendation
regarding enforcement will be discussed further at the February 23rd regular Council meeting.
This is expected to go to the Planning Commission for a public hearing in the first half of 2023.
2.Pioneer Trail Industrial Park, Rezoning and Preliminary Plat and PUD (PID 32-119-23-34-
0013, 32-119-23-34-0007, 32-119-23-43-0005 and 32-119-23-43-0006) (City File No. 22-
039). An application was submitted to move forward with the preliminary approvals for the
Pioneer Trail Industrial Park off Highway 55. The item was reviewed by the Planning
Commission at a Public Hearing on December 1st and was recommended for approval on a 3-
1 vote. The City Council reviewed this item at the January 12th meeting, and the application
was approved at the January 26th regular meeting.
3.PUD Standards Zoning Ordinance Amendment (City File No. 22-045). After various
discussions on planned unit development standards in 2022, staff and City Council continued
to discuss verbiage changes in the working draft of the new PUD district standards at the
January 26th City Council Work Session as well as a joint Work Session with the Planning
Commission and Parks and Trails Commission on February 9th. The Council asked the
Planning Commission to continue discussion of the point categories at their March 2nd meeting,
and the item will go back to Council for discussion on March 23rd. This is expected to go to the
Planning Commission for a public hearing in the first half of 2023.
4.Rental Ordinance (City File No. 22-046). Staff and City Council continue to work through the
draft ordinance and planning for administrative implementation. This item will go to another
Council work session in the first quarter of 2023 before proceeding with Council approval.
Since the Rental Ordinance will not be contained within the Zoning or Subdivision Ordinances
of City Code, a public hearing is not required.
5.Keefe Minor Subdivision (PID 33-119-23-12-0007) (City File No. 22-063). An application for
Page 2 of 2
a two-lot subdivision at 6801 Willow Drive was submitted. The application was determined to
be incomplete for City review and is not currently scheduled for review by the City Council.
This type of application does not require review by the Planning Commission.
6.Dish Tower Site Plan Amendment (PID 25-119-23-44-0005) (City File No. 22-066). A minor
site plan amendment application was submitted for installation of new ground equipment at an
existing telecommunications tower at 7205 County Road 101. This application is incomplete for
review but will be approved administratively once all materials are submitted.
7.“Vollrath Compost Site Sketch Plan” (PID 19-119-23-12-0002) (City File No. 22-078). Trent
Vollrath submitted an application to ask the Council for feedback on allowing a commercial
compost site within the Rural Residential district. The application was determined to be
incomplete at this time.
8.“MS4 Updates” (Citywide) (City File No. 23-001). Staff anticipates needing to process
further changes to MS4-related regulations to comply with the City’s MS4 permit. Currently,
Public Works and Engineering are focusing efforts on establishing new requirements for salt
storage. The salt storage ordinance amendments are tentatively scheduled for Council review
on March 9th.
9.“Gmach Accessory Dwelling Unit CUP” (PID 05-119-23-13-0011) (City File No. 23-002).
George Gmach submitted an application for a conditional use permit to allow an accessory
dwelling unit over 960 square feet at 22600 Oakdale Drive. This item is scheduled for a public
hearing at the Planning Commission on March 9th with City Council review on March 23rd.
10.“Amira Village” (PID 25-119-23-12-0002) (City File No. 23-003). Hempel Acquisition
Company submitted a sketch plat application for a 141-unit development consisting of single-
family homes for a senior living rental community at the Chastek property on Maple Hill Rd.
This item will be reviewed informally by City Council on February 23rd.
11.“Kariniemi/Wicht Sketch Plat” (PID 18-119-23-11-0002; 18-119-23-42-0001) (City File No.
23-004). Nathan Kariniemi of Willow1 LLC submitted a sketch plat application for an Open
Space & Preservation plat near Kariniemi Meadows on County Road 19 and County Road 10.
The plan includes three commercial lots that wrap around the existing Public Works building in
addition to 8 small residential lots off Larsen Road. The plat includes a 40-acre outlot to be
preserved as open space. This item will be reviewed informally by City Council on February
23rd.
Agenda Item: 7c.
Page 1 of 5
8200 County Road 116, Corcoran, MN 55340
763-420-2288
email: general@corcoranmn.gov / website: www.corcoranmn.gov
MEMO
Meeting Date:
To:
From:
Re:
February 24, 2023
Planning Commission
Jessica Beise, City Administrator
City Council Report
The Planning Commission last met on December 1, 2022. The following is a recap of some of
the items discussed at City Council meetings since that time. A full recap can be found by
reviewing the approved City Council minutes on the website.
December 8, 2022, Work Session Meeting
•2023 Fee Schedule
o Council reviewed a draft fee schedule and the fee analysis; staff will be making final
edits to the fee schedule and bringing it back for adoption on December 22nd.
December 8, 2022, Council Meeting
•Moment of Silence
o Council held a moment of silence in honor of Joe Andress who was an active
community member and business owner who served on the Lions and catered many
City events.
•Corcoran Farms Industrial Park Preliminary Plat
o Discussed the proposed changes and approved the Preliminary Plat and PUD with
modifications.
•Public Hearing
o 2023 Proposed Budget and Property Tax Levy – Held the public hearing on the budget
and levy.
•2023 General Fund Budget and Property Tax Levy
o Adopted the Proposed Budget and Property Tax Levy.
•2023 Full-time, Part-time, and Seasonal Wage Schedule
o Approved the 2023 wage schedule as presented.
Page 2 of 5
• Water Supply Bid Update – Water Tower and Treatment Facility
o Discussed the water supply bids and directed staff to obtain additional information.
• Request for Proposal Discussion and Direction
o Directed staff to provide an outline of contracts to discuss options for RFPs.
• Change Order 1 for City Center Drive and 79th Place
o Approved the change order.
• Broadband Grant
o Announced that the City was award the broadband grant.
December 22, 2022, Council Meeting
• Year in Review
o Reviewed the amazing accomplishments of our team.
• ADU Zoning Ordinance Amendment
o Adopted the Zoning Ordinance Amendment.
• Park Dedication Ordinance Amendment
o Adopted the Park Dedication Ordinance Amendment.
• Concept Plan – Red Barn Pet Retreat
o Reviewed the concept plan and provided feedback on the concept plan located on
Steig near the Intersection at 101.
• 2023 Goal Setting
o Directed staff to work with Phil Kern, a date will be set in early 2023.
• 2023 Fee Schedule
o Adopted the 2023 Fee Schedule as presented.
• Trail Haven Bridge Bid Award
o Awarded the bid.
• Cropland Rental – Tax Implication and Discussion
o Reviewed the issue and directed staff to pay the taxes for the cropland.
• Highway 55 Coalition
o Authorized staff to join the Highway 55 Coalition.
• Building Division Job Descriptions
o Approved the job description changes.
• Call for Work Sessions
o Directed staff to schedule a PD Recruitment and Retention work session and a work
session and Buffer Yard and PUD Ordinances. A financial assistance discussion will
happen as part of the January 12th meeting instead.
• Police Department Staff
o Authorized hire of a preferred applicant and authorized a hiring process.
• Holiday Toy and Food Drive
o Reviewed the program and adopted a resolution thanking the participants and donors.
January 12, 2023, Work Session Meeting
• Police Department Recruitment and Retention
o Discussed recruitment and retention for staff.
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January 12, 2023, Council Meeting
• Oath of Office
o Swore in Mayor McKee and Councilmembers Schultz, Vehrenkamp, and Nichols.
• Representative Kristin Robbins
o Received an update on legislative items from Representative Robbins.
• Pioneer Trail Industrial Park Preliminary Plat
o Tabled the review to the January 26, 2023, meeting.
• Concept Plan – Hope Community Project
o Reviewed the concept plan and provided feedback to the applicant.
• Water Supply Bid Award Update
o Heard an update on water supply.
• 2023 Goal Setting Session
o Called for the 2023 work session.
• Annual Appointments
o Adopted annual appointments.
• Legislative Priorities
o Adopted legislative priorities.
• Call for Work Sessions
o Called the work sessions.
• Seasonal Worker Pay
o Reviewed seasonal worker pay and directed staff to bring back language to allow for
seasonal worker pay.
January 26, 2023, Work Session Meeting
• Buffer Yard Transition Ordinance
o Discussed the buffer yard transition ordinance and will be brought forward for public
hearing in March or April 2023.
• PUD Ordinance Amendment
o Discussed the PUD ordinance amendment ordinance and was brought forward during
the Joint Work Session on February 9, 2023.
January 26, 2023, Council Meeting
• Pioneer Trail Industrial Park
o Adopted the rezoning, preliminary plat, and preliminary PUD.
• Accessory Structure Options
o Discussed options for accessory structure for a potential applicant.
• Water Supply System Discussion
o Reviewed the financial analysis, awarded bids for the water tower and water treatment
facilities, and authorized the land sale of the water tower site.
• Public Hearing Tax Abatement Bonds
o Held the public hearing; authorized the use of tax abatement.
• Set Sale of 2023A Bonds
o Reviewed the bond issuance and set a sale date for the bond sale.
• Holiday Toy and Food Drive – Budget and Date Selection
o Selected a date and authorized the solicitation of donations for the event.
• REU Credit Policy
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o Adopted a credit policy for commercial users for base chares if a lower rate is
warranted based on use of water.
• Northwest Trails – Trail Alignment
o Authorized staff to move the alignment of the trail along 116 at Schutte Road.
• Organizational Updates and Employee Retention
o Authorized staff to proceed in reviewing job descriptions and reviewing employee
retention items related to Public Works.
February 9, 2023, Work Session Meeting
• PUD Standards
o Councilmembers and Commissioners provided feedback to the proposed adjustments
presented by staff.
February 9, 2023, Council Meeting
• Presentation – Senator Limmer
o Heard from Senator Limmer on legislative updates.
• RFP – History and Discussion of Schedule
o Discussed history and philosophy of RFPs; directed staff to bring back an outline of
costs of the different consulting and contracts the City maintains.
• Strategic Planning Report
o Reviewed and adopted the City’s Short-term goals
• Streetlighting for Hackamore Road
o Council reviewed streetlighting and provided a recommend an amended streetlighting
plan.
• Stanchion Bar Event Request Extended Time – July 7 and 8, 2023
o Allowed a noise waiver for the event.
• Closed Sessions Real Estate – Trail Haven Bridge Replacement and City Owned Parcel
o Directed to staff to purchase easements for Trail Haven Bridge Replacement and
provided direction on a city owned parcel.
February 23, 2023 Work Session Meeting
• Cook Lake Highlands PUD Amendments
o Provided feedback to applicant about proposed PUD Amendments.
February 23, 2023, Council Meeting
• Concept Sketch Plan – Kariniemi
o Provided feedback to applicant about the concept plan.
• Concept Sketch Plan – Amira Village
o Removed from the agenda at the request of the applicant.
• Transition Buffer Ordinance Discussion
o Modified the draft ordinance and directed staff to bring the ordinance forward to the
April meetings of the Planning Commission and City Council.
• Mandatory Sewer and Water Connections and Request for Extension
o Extended the deadline for sewer and water connections; directed staff to send letters.
• Horseshoe Bend Feasibility Study
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• 2023 Capital Improvement Plan Purchase – Trail Maintenance Equipment
o Authorized the purchase of trail maintenance equipment.
• Financial Assistance – Tax Abatement and TIF
o Removed from the agenda at the request of the applicant.
• Charitable Gambling Fund – Table and Chair Purchase
o Authorized the purchase of tables and chairs.
• Police Department Recruitment and Retention
o Reviewed and adopted handbook language changes.
• Cropland Weed Control
o Directed staff to move forward with a rental option for the weed control for a two-year
period; directed staff to investigate long term options for these properties.
• Park and Trails Commission Annual Appointments
o Reappointed Commissioner Christenson.
• Charter Commission Annual Appointments
o Reappointed Commissioner Guenthner.
• Bonding Update
o Received an update on potential state bonding.