HomeMy WebLinkAbout2023-03-23 Council MinutesCITY OF CORCORAN
City Council Meeting Minutes
The Corcoran City Council met on Marc
in person and the public was present in
video conferencing platform Zoom.
March 23, 2023 - 7:Oo pm
h 23, 2023, in Corcoran, Minnesota. The City Council meeting was held
person and remotely through electronic means using the audio and
Mayor McKee, Councilor Bottema, Councilor Nichols, Councilor Schultz, and Councilor Vehrenkamp were
present.
City Administrator Beise, Planner Davis McKowen, Parks and Recreation Supervisor Christensen Buck, and
Public Works Director Mattson were present.
1.
Call to Order/Roll Call
Mayor McKee called the meeting to order at 7:00 pm.
Pledge of Allegiance
Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance.
3. Agenda Approval
City Administrator Beise requested item 7f City Center Drive and 79th Place Street Improvements
Engineering Design Services Proposal be tabled, and a revised resolution for item 9b Reinstating Cropland
Rental Contract, and a revised item in 8a Concept Sketch Plan for Amira Village regarding a technical error.
MOTION: made by Vehrenkamp, seconded by Schultz to approve the agenda as amended.
Voting aye. McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
4. Commission Representatives
Mayor McKee noted Planning Commissioner Horn was present, and Parks and Trails Commissioner
Christenson was present virtually.
Open Forum (Public CommentOpportunity)
Mayor McKee invited residents to communicate in -person or telephonically during Open Forum for items
not included on the agenda. City Administrator Beise explained the instructions to participate in the
meeting via the Zoom video format and reviewed
telephone or computer. No residents participated
Presentations/Recognitions
Consent Agenda
instructions for participation in the meeting t
in the public comment opportunity.
through
a. 2022-06-23 Draft Work Session Minutes
b. 2023-02-09 Draft Council Minutes
c. Financial Claims
d. CSAH 10 & Brockton Lane Turn Lane Improvements — Accept Plans/Specs; Authorize Bids
e. Horseshoe Bend Drive Drainage Improvements - Engineering Design Services Proposal
f. City Center Drive and 79th Place Street Improvements —Engineering Design Services Proposal
g. Schedule Work Session — Rental Ordinance — April 13
h. 2023 Fee Schedule Amendment
Council requested items 7h and 7g be pulled for further discussion.
MOTION: made by Vehrenkamp, seconded by Nichols to approve items 7a-e, and 7h, as presented.
Voting aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
Regarding 7g Schedule Work Session for Rental Ordinance on April 13, Council requested a total count of
councilmembers able to attend the April 13 work session to ensure 3 members would be present for a
quorum. Mayor McKee noted he would be absent from the meeting, but Acting Mayor Bottema would be
present.
I I
MOTION: made by Nichols, seconded by Vehrenkamp to approve item 7g as presented and Mayor McKee
called a Council Work Session on April 13.
Voting aye. McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
Regarding 7h, Council noted for public record, Council made the mistake regarding the utility charge fees,
and noted staff would issue credits to affected accounts to correct the mistake within the next month.
MOTION: made by Vehrenkamp, seconded by Schultz to approve item 7h as presented.
Voting aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
Planning Business (Public Comment Opportunity)
Mayor McKee invited residents to communicate in -person or telephonically during the public comment
opportunity for Planning Business. City Administrator Be' explained the instructions to participate in the
meeting via the Zoom video format and reviewed instructions for participation in the meeting through
telephone or computer. No residents participated in the public comment opportunity.
a. Concept Sketch Plan —Amira Village
Planner Davis presented the Amira Village Concept Sketch Plan and the applicants involved with sketch
plan. Planner Davis noted the applicant is requesting feedback from Council on the Chastek property
located northeast of County Road 10 and Maple Hill Road and is roughly 38 acres. Planner Davis noted the
sketch plan includes single-family homes and noted the narrative explains this would be for home rentals
through United Properties. Planner Davis reviewed the sketch plan includes 102 50400t-wide lots to the
south and 39 44-foot-wide lots to the north. Planner Davis noted the applicant is proposing an intentional
rental community with amenities such as a clubhouse fitness center, social room, outdoor pool, pickleball,
and bocce ball courts, and a pet exercise area. Planner Davis reviewed the sketch plan showing an off -road
trail along the northern property boundary, which is also included in the 2040 Comprehensive Plan. Planner
Davis noted the estimated net density of 3.9 units per acre and aligns with the goals for a single-family
residential guided area. Planner Davis noted potential PUD flexibility that would be necessary and noted the
applicant is not requesting any flexibilities from architectural standards at this point but noted it might be
difficult for compliance with the garage standard. Planner Davis noted a component for the sketch plan is
discussion on how the development would fit within the rental dwelling ordinance draft currently in progress.
Beth Hustad, Trek Real Estate, applicant for the sketch plan noted the mixed -use zoning which allows for a
variety of uses including multi -family, high -density, and commercial units are considerations reviewed when
developing the sketch plans.
Dave Young, United Properties, applicant for the sketch plan reviewed the history of United Properties. Mr.
Young noted the maintenance free lifestyle, with an amenity -rich community including a clubhouse with full-
time staff. Mr. Young noted the full-time staff would be dedicated to the community, and include a property
manager, director, and other staff as needed. Mr. Young noted the homes would be like the other adjacent
development in Maple Grove, but would incorporate luxury style finishes, quartz countertops, stainless steel
appliances, luxury vinyl plank, window treatments, and very high -end finishes. Mr. Young noted the homes
would incorporate smart technologies, like smart thermostats, water sensors, smart locks, to allow the
resident to experience a care -free and maintenance -free lifestyle.
Nikki Longy, Lincoln Property Companies, commented on the expertise and experience of Lincoln Property
Companies in managing multi and single-family rental properties.
Council discussed aspects of the environmental cleanup on the site and public benefit of private
property in relation to a PUD rules and applicable benefits. Council and staff reviewed different
scenarios with rentals turning to individually owned homes, HOAs, and future rental ordinance
implications.
Tom Walz, Robert Thomas Homes, builder for the homes within the sketch plan, reviewed the
history of Robert Thomas Homes, and noted the median sale price for homes in 2022, was
$750,000. Mr. Walz reviewed other projects Robert Thomas Homes was involved with and like the
current sketch plan proposed.
Council consensus was owner -occupied, single-family homes rather than for rent single-family
homes, with bigger lot sizes with a 50-foot minimum size, with a 3.9 pre -development density and
more contiguous, open space or park area. Council reviewed access points and noted the
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northwest cul de sac would have to incorporate a full access not just an emergency access as
proposed. Council discussed the future rental ordinance.
Council requested moving item 9e to 8b, moving 9a-d to 8c-f, and moving PUD Zoning Ordinance
t0 8g.
b. PUD Zoning Ordinance Discussion; Moved to 8g.
MOTION: made by McKee, seconded by Bottema, to modify the agenda and move item 9e Photography
Donation Update to 8b, move items 9a-d to items 8c-f, and then resume with old item 8b PUD Zoning
Ordinance Discussion to new item 8g.
Voting aye. McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
b. Photography Donation Update (Previously item 9e.)
Council and staff discussed sports photography and the donation received from sale of photos to the City.
Council indicated the donation from the vendor should not be donated to the City, but to the families who
are purchasing the photos.
MOTION: made by Schultz, seconded by McKee, to decline the donation check from the 2022 season from
the photography company, and proceed with free shipping to the families ordering photos for the 2023
season.
Voting aye. McKee, Bottema, Schultz, and Vehrenkamp Nay: Abstain: Nichols
(Motion carries 4:0:1)
c. 2023A Bonds Discussion
MOTION: made by Bottema, seconded by Vehrenkamp, to direct staff to finalize the sale of 2023A Bonds in
the amount of $27,130,000.
Voting aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
d. Cropland Rental Discussion
MOTION: made by Bottema, seconded by Schultz, to approve Resolution 2023-22 Reinstating the 2022
and 2023 Cropland Rental Agreement with Mr. Leuer.
ill pay for the Hennepin County Property Tax on the two parcels.
Council clarified the City of Corcoran w
Council noted for the 2024 cropland bids, a charitable organization is interested in a bid submission
and noted the charitable organization teaches farming for charitable purposes. Council noted review of
the status of how the farmed commodity is treated after the land is harvested and if the charitable
parties are selling the produce for profit. Council and staff discussed future property value amounts of
the parcels. City Administrator Beise noted the value of the property is not what is assessed, but the
potential income from the farmed property that is taxed as a personal property tax.
Voting aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
e. Commissioner Appointments
MOTION: made by McKeeseconded by Schultz, to appoint Lindsay Jacobs to the Planning Commission
,
vacant seat for a term ending February 28, 2026.
Voting aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion carries 5:0)
f. RFPs — Additional Information on Financials for City versus Developer Costs
Council noted consideration to the RFP process and the difficulty in completing multiple RFPs in a year,
rotation schedule of RFPs. Council and staff discussed bringing information back to Council at the April 27
Council meeting. Council noted more thorough itemization of information.
g. PUD Zoning Ordinance Discussion
Mayor McKee noted amended agenda, and invited residents to communicate in -person or telephonically
during the public comment opportunity for Planning Business, item 8g. City Administrator Beise explained
the instructions to participate in the meeting via the Zoom video format and reviewed instructions for
participation in the meeting through telephone or computer. No residents participated in the public
comment opportunity.
Planner Davis noted the continuation of our planned unit development zoning ordinance amendment
discussion and recapped the updates since the last Council meeting that pertained to the amendment.
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Planner Davis noted the table that correlates the proposed minimum lot width with the required amount of
open space, and noted the neighborhood meeting language has now been changed, so that the meeting
occurs after concept plan, but prior to submittal of the preliminary application. The PUD point system has
been adjusted with a new category for lot size variety to encourage larger lot sizes and includes five points
awarded for every 10 percent of blocks that exceed a lot width of 65 feet, or a lot area of 7500 square feet
for the 50-point maximum. Additionally, verbiage to the rural structures category was added that specifies
when the structure becomes structurally or financially unfeasible to maintain for HOAs and homebuyers, the
structure could be replaced with a small monument such as a plaque or bench to satisfy the intent of the
approval. Planner Davis noted remaining discussion points, include questions specifically focused on the
proposed points categories by the Planning Commission. Planner Davis noted additional feedback such as
concerns of the PUD process, increasing housing costs, meeting maintenance of open space and
preservation areas potential, and that the point system could favor an HOA. Planner Davis noted the
multiple categories and the simultaneous rigidness and subjectivity of the point system and potential legal
challenges of denying a PUD application. Planner Davis reviewed what the standards would do to cancel
discretion when approving or denying a PUD. Planner Davis noted Maple Grove staff confirmed that their
city council has yet to deny a PUD that meets their points threshold. Maple Grove point thresholds do not
specifically indicate in the code that it's for staff analysis. Planner Davis noted comments by the city
attorney and his initial thoughts included a potential for an applicant to point to the staff analysis of points to
argue application denial. Planner Davis noted to defend such a denial, the Council would need to provide
clear findings of fact as to why the staff analysis is wrong, or what other findings of fact they reviewed to
justify the denial, which are not captured by the point system. Planner Davis clarified Council will need to
decide if the goal is to create standards for the review and approval of denial of a PUD, or, if the goal is to
retain Council discretion, Planner Davis noted moving away from a defined threshold. Planner Davis
reviewed use of the categories discussed and creation of an unweighted list of desired public benefits and
development traits that would still be used to guide negotiations of PUDs, but without the defined threshold,
to retain Council discretion. Planner Davis noted the next steps include Council direction on changes that
should be incorporated to the draft, scheduling a public hearing for the May Planning Commission meeting.
Planner Davis concluded if there are significant changes, a discussion on the timeline expectations would
be necessary. Council discussed municipal code, PUDs, and zoning district standards code. Council and
staff discussed all aspects of the draft point system and potential scoring of existing sketch plans. Planner
Davis noted the point system would not come into effect until the preliminary plat. Council discussed a
super majority vote of the seated majority at Council meetings. Council noted with the point allocation,
difficulty in optimizing and generating a favorable system is to review the heaviest weighted items and
make sure they're not so heavily weighted. Council discussed looking at categories with a point value above
30, reduce the category down to 30 points for example, per category four units within a quarter mile of a
focal point would go from a max of 50 to a maximum of 30. Council discussed adding more definition to the
categories, and what would be viable as a focal point to address concerns about items not desirable within
neighborhoods. Council noted using the buffer yard definitions for classifying landscaping. Council noted
obtaining community, commissions, and developer comments regarding the draft point system. Council
discussed refining, adding, and removing categories, and determining the weight the points carry in each
category. Council and staff discussed moving forward with the categories, as a policy document, but with no
a zero points threshold. Council noted ranking the categories in order of importance.
MOTION: made by Bottema, seconded by Schultz, to include the revised category language with no points
in the initial adoption.
Council and staff reviewing pulling the points out, referenced the PUD points system is a separate policy
document that is incorporated by code, and instead of it being a point system document, it can be referred
to as the Corcoran PUD public benefit list and is hereby made part of the section. Planner Davis noted a
policy document can be edited and a public hearing is not necessary to adjust policy.
Voting aye: Bottema Nay: McKee, Nichols, Schultz, and Vehrenkamp
Nay votes included further Council discussion on excluding points.
(Motion fails 1:4)
MOTION: made by McKee, seconded by Nichols, to forward the draft to the Planning Commission as
suggested by staff, and remove the points from text, keeping it as a policy document and preserving the
option for Council to implement revisions, subject to approval by the city attorney, and bring back to Council
for further discussion on April 27.
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Council commented if Council agrees on a point system, having it as a policy allows for greater flexibility
and adjustments.
Voting aye. McKee, Nichols, Schultz, and Vehrenkamp Nay: Bottema
Councilor Bottema opposed moving forward with including points in the draft version.
(Motion carries 401)
9. Unfinished Business (PublicCommentOpportunity)
a. 2023A Bonds Discussion; Moved to 8c.
b. Cropland Rental Discussion; Moved to 8d.
c. Commissioner Appointments; Moved to 8e.
d. RFPs — Additional Information on Financials for City vs.
e. Photography Donation Update; Moved to 8b.
10. New Business
11. Staff Reports
Developer
Costs; Moved to 8f.
a. Planning Project Update; Council received update.
b. Downtown Utility Services Connection Letter, Council received copy of letter.
c. 2022 Minutes Update; Council received update.
Council did not have questions regarding staff reports.
12. Closed Session - Hackamore Road Project and Purchase of Property
Mayor McKee stated:
"The City Council is going into closed sessions to consider an offer for real estate. Under the authority of
Minn. Stat. § 13D.05 subd. 3(c)(3) the City is permitted to close a meeting to consider offers and counter-
offers for the purchase or sale of real or personal property. The city council is going into closed session to
consider an offer for real estate; the followin
•
•
g properties are the subject of the closed meeting:"
Mayor McKee recessed the Council meeting at 10:55 pm.
Mayor McKee reconvened the Council meeting at 11:20 pm.
Mayor McKee stated:
"In closed session, the City Council discussed an offer for real estate; staff was provided direction."
13.2023 City Council Schedule
14. Adjournment
MOTION: made by Bottema, seconded by Schultz to adjourn.
Voting aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp
(Motion ca
rries
5:0)
Meeting adjourned at 11:22 pm on March 23, 2023.
Michelle Friedrich —City Clerk