HomeMy WebLinkAbout2023-07-06 Planning Commission Agenda PacketCITY OF CORCORAN
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
Corcoran Planning
Commission Agenda
July 6, 2023 - 7:00 pm
1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
4.Open Forum
5.Minutes
a.June 1, 2023 Regular Meeting Minutes*
6. New Business – Public Comment Opportunity
a.Continue Public Hearing to August 3, 2023. Red Barn Pet
Retreat. (City File No. 23-008)
b.Public Hearing. Heidecker Garage CUP and IUP (City file
no. 23-009)
i.Staff Report
ii.Open Public Hearing
iii.Close Hearing
iv.Commission Discussion & Recommendation
7.Reports/Information
a.Other Business -
b.Planning Project Update*
c.City Council Report* – Council Liaison Schultz
8.Commissioner Liaison Calendar
City Council Meetings
7/13/2023 7/27/2023 8/10/2023 8/24/2023 9/14/2023 9/28/2023
Van Den Einde Brummond Horn Jacobs Lanterman Van Den Einde
9. Adjournment
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www.corcoranmn.gov
CITY OF CORCORAN
Corcoran Planning Commission Minutes
June 1, 2023 - 7:00 pm
The Corcoran Planning Commission met on June 1, 2023, in Corcoran, Minnesota. Three Planning
Commissioners were present in the Council Chambers. 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 Lanterman, Brummond, Horn, Jacobs, and Van Den Einde.
Also present: Planner Davis McKeown, Planning Technician Klingbeil, and Council Liaison Vehrenkamp.
1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
Motion made by Van Den Einde, seconded by Lanterman, to approve the agenda for June 1, 2023, Planning
Commission Meeting.
Voting Aye: Lanterman, Brummond, Horn, Jacobs, and Van Den Einde.
(Motion passed 5:0).
4.Open Forum (none)
5.Minutes
a.May 4, 2023, Regular Meeting Minutes* - Commissioner Brummond had a question about potentially
including the discussion regarding Homeowners Associations from the training session into the minutes.
Planner Davis recommended reaching out to Council members directly with any further comments.
Motion made by Lanterman, seconded by Brummond, to approve the May 4, 2023, Planning Commission
Minutes.
(Motion passed 5:0)
6. New Business –
a.Public Hearing. Red Barn Pet Retreat. (City File No. 23-008)
i.Due to late additions conflicting with the staff report, staff recommended continuing the item
to the next Planning Commission meeting.
Motion made by Lanterman, seconded by Brummond, to continue Item 6a. Red Barn Pet
Retreat to the July 6, 2023, meeting at 7 PM.
Voting Aye: Lanterman, Brummond, Horn, Jacobs, and Van Den Einde.
(Motion passed 5:0)
b.Public Hearing. Zoning Ordinance Amendment to Section 1030.010 for Expansions to
Nonconforming Buildings. (City File No. 23-011)
i.Staff Report – Staff Report presented by Planner Davis McKeown
ii.Public Hearing –
Chair Lanterman opened the public hearing.
Motion made by Lanterman, seconded by Brummond, to close the Public Hearing.
Voting Aye: Lanterman, Brummond, Horn, Jacobs, and Van Den Einde.
(Motion passed 5:0)
Agenda Item 5a.
iii. Commission Discussion & Recommendation – Commission Discussion and
Recommendation included the reasonableness of the addition of providing latitude to staff to
approve these types of requests.
Motion made by Brummond, seconded by Jacobs, to recommend approval of the Zoning
Ordinance Amendment to Section 1030.010 to allow administrative approval of expansions to
nonconforming buildings.
Voting Aye: Lanterman, Brummond, Horn, Jacobs, and Van Den Einde.
(Motion passed 5:0)
7. Reports/Information
a. Other Business – (None)
b. Planning Project Update* - (None)
c. City Council Report* – Council Liaison Vehrenkamp – The City Council Report included a follow up on the
PUD Ordinance Amendment, using the PUD point system as unweighted guidance, the change to
excluding enclosed recreational spaces from open space calculations, and the City’s desire to avoid
liability with a PUD point system.
8. Commissioner Liaison Calendar
City Council Meetings
6/8/2023 6/22/2023 7/13/2023 7/27/2023 8/10/2023 8/24/2023
Jacobs Lanterman Van Den Einde Brummond Horn Jacobs
9. Adjournment
Motion made by Lanterman, seconded by Horn, to adjourn the June 1, 2023, Planning Commission meeting.
(Motion passed 5:0)
Meeting adjourned at 7:22 pm.
Page 1 of 1
STAFF REPORT Agenda Item 6a.
Planning Commission Meeting:
July 6, 2023
Prepared By:
Natalie Davis McKeown
Topic:
Red Barn Pet Retreat Comprehensive Plan
Amendment, Rezoning, Preliminary Plat,
Conditional Use Permit, and Site Plan
(PID 01-119-23-44-0045)
(City File No. 23-008)
Action Required:
Continue Public Hearing
Review Deadline: September 7, 2023
1. Application Request
The applicant, Daniel Benjamin of Red Barn Pet Retreat,
asks for approval of a land use application with several
components: a comprehensive plan amendment (CPA),
rezoning, preliminary plat, conditional use permit (CUP),
and site plan. The goal of his application is to expand his
existing pet daycare and boarding business that operates
out of his home further west on Stieg Road in Corcoran.
2. Update
Planning Commission was originally scheduled
to hold a public hearing and review this item at
the June 1, 2023, meeting. The applicant
requested the item be continued to work through
concerns that were raised in the staff analysis of
the application. The Planning Commission
continued this item at the last meeting to July 7,
2023. Discussions with the applicant are ongoing, but updated plans were not received
in time for staff review by the July 6th meeting. A public hearing must be held in August
due to the review deadline unless the applicant requests an extension on their end.
Staff will continue to work with the applicant with the goal of providing updated plans for
the August 3, 2023, Planning Commission meeting.
3. Recommendation
Staff recommends the Planning Commission make a motion to continue the public
hearing for this item to the August 3, 2023, regular Planning Commission meeting at
7PM.
Page 1 of 10
STAFF REPORT Agenda Item 6b.
Planning Commission Meeting:
July 6, 2023
Prepared By:
Natalie Davis McKeown
Topic:
Heidecker Garage CUP
Conditional Home Occupation License IUP
(PID 22-119-23-42-0009)
(City File No. 23-009)
Action Required:
Recommendation
1.Application Request
Tyler Heidecker, the applicant,
requests approval of an Interim Use
Permit (IUP) for a Conditional Home
Occupation License (CHOL) and a
conditional use permit to exceed
building sidewall height for his property
at 7985 Eagle Ridge Rd. He will build
the new accessory building for the
primary purpose of storing materials
related to his home remodeling
business. There will be times where
the structure will be used for
woodworking activities (e.g., cabinet
making) related to the business.
2. Context
Zoning and Land Use
The proposed property is guided for existing residential and zoned UR (Urban Reserve).
The property has an existing single-family home with an attached garage. The property
is within the Metropolitan Urban Service Area (MUSA) and Phase 4 of the 2040 Staging
Plan.
Surrounding Properties
The guiding, zoning, and existing use of the surrounding properties are detailed in the
table below. All surrounding properties are within the MUSA.
Direction Guided Zoning District Use Staging
Phase
North Low Density
Residential
UR Agriculture Phase 4
Figure 1 Site Location
Page 2 of 10
East
Low Density
Residential
UR Agriculture Phase 4
South Low Density
Residential
UR Agriculture Phase 4
West
Existing Residential UR Residential Phase 4
Natural Characteristics of the Site
The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map shows a Reed
Canary Dominant Flood Plain along the rear property line that follows a stream in the
area. The natural community is not indicated high-quality on the map. The property
contains a portion of a larger wetland complex in the rear yard, but it was determined
the proposed location of the structure will not affect this larger complex. A partial
wetland delineation was completed for the proposed project area in the front yard of the
property. It was determined there is an incidental wetland (i.e., roadside ditch) in the
southwest corner of the study area. Due to the incidental nature, this area would not be
subject to wetland regulations.
3. Analysis
Planning staff coordinated review of the request for consistency with the
Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The
City Engineer’s comments are incorporated into this staff report, the detailed comments
are included in the attached engineering memo and the approval conditions require
compliance with the memo.
Figure 2 Natural Resource Inventory Areas
Page 3 of 10
The City’s discretion in approving or denying an IUP or CUP is limited to whether the
proposed request meets the standards outlined in the City Code. If it meets these
standards, the City must approve the permit(s).
I. Accessory Structure CUP
The applicant proposes to construct a detached garage of 1,750 square feet within their
front yard on a 2.9-acre parcel.
Figure 3 Site Plan
Location and Setbacks
The structure is proposed to be placed in the front yard. This is allowed in the UR
district. The structure exceeds the 10’ minimum separation from the residence. The
structure is closest to the front property line to the south where a 50’ setback is
required. The structure meets the front setback requirement and far exceeds the side
and rear setbacks (20’ and 15’ respectively).
Size
Page 4 of 10
Section 1030.020 of the Zoning Ordinance allows an accessory building footprint of
1,781 square feet for a lot of this size. There is a temporary structure on the property
that is currently being used to store materials and equipment. Temporary structures are
not permitted by City Code. There is a condition of approval that the temporary structure
be removed. The applicant would still be allowed one additional detached structure not
to exceed 200 square feet, but no other structures will be approved as it would most
likely exceed the allowed footprint.
Building Height
The building is located in the front yard and is limited to a maximum sidewall height of
10’. To accommodate the garage door necessary to fit the applicant’s work equipment,
a sidewall height of 13.85’ is proposed for the garage which can be granted through a
CUP. The building does not exceed the 35’ height limit for the district.
Figure 4 Front Building Elevation
Architectural Standards
The building plans show two dormers on the west elevation of the roof. These are
intended to provide interest to the building and light to the work and storage space on
the upper level of the structure.
Page 5 of 10
The applicant confirmed his intention to use LP Siding and upgraded
asphalt/architectural shingles. The color scheme of the siding and roof will utilize neutral
brown tones.
The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) of at
least 12” and overhangs (i.e., the edge extending over the front and rear elevations) of
at least 24”. The plans show eaves of 18”-24” which exceed the minimum requirement.
However, the overhangs are only 12”. A condition of approval is for the plans to be
revised for the overhangs to meet the 24” minimum.
Grading and Drainage
The Engineering Memo notes that the current grading plans appears to block drainage
from Eagle Ridge Road. This will need to be corrected to allow flow from an Eagle
Ridge Road. This may require a culvert. A condition of approval is for the plans to be
revised for review and approval by the City Engineer.
Conditional Use Permit Standards
The applicant requests a CUP to exceed the maximum sidewall height as allowed by
Section 1030.020, Subd. 5(D). This provision in City Code allows any building to exceed
the allowable building height with a CUP. In order to grant a CUP, the following
standards must be met:
1. The proposed use shall be in conformance with all City regulations.
The proposed use is generally in conformance with the City regulations. The
building meets setbacks, footprint, and architectural requirements. The taller
building sidewall is required to accommodate the applicant’s business
equipment.
2. A certificate of survey shall be required that identifies all existing structures on
site, including buildings, septic sites, and wells. In addition, the survey shall
include the proposed structure, flood plain, wetlands, and any recorded
easements.
The applicant submitted a certificate of survey and site plan that show the
required features.
3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of
the Corcoran Zoning Ordinance.
Staff finds that the taller building height would comply with the standards as
follows:
a. Compliance with and effect upon the Comprehensive Plan, including public
facilities and capital improvement plans.
Page 6 of 10
The proposed taller building would have no impact on the Comprehensive
Plan.
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 CUP for the taller building would not be detrimental to or endanger the
public health, safety, morals, or comfort of the surrounding neighborhood. The
building would be below the 35’ maximum building height allowed for principal
buildings in this district. The building would meet or exceed all setback
requirements for the district.
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.
Assuming the recommended conditions of approval are adopted, staff does
not find reason to believe the CUP for the taller building would be injurious to
the use and enjoyment of the surrounding properties for the purposes already
permitted, nor substantially diminish and impair property values within the
neighborhood. The proposed building is below the 35’ maximum building
height allowed for principal buildings in this district and meets or exceeds all
required setbacks.
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.
The surrounding properties are used for a mix of residential and agricultural
uses. The proposed building does not preclude improvement or further
development of the surrounding properties.
e. Adequate public facilities and services are available or can be reasonably
provided to accommodate the proposed use.
Adequate public facilities are available to accommodate the proposed use.
The taller building will not impact the demand for services.
f. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
Page 7 of 10
If the CUP and IUP are approved with the conditions of approval as
recommended by staff, the use will comply with the UR district regulations.
g. The conditional use and site conform to performance standards as specified
by this Chapter.
The bonus room shown on the 2nd floor of the plans could be used as living
space, but the structure has not been reviewed against the accessory
dwelling unit (ADU) performance standards. For this reason, a condition of
approval is included in the draft resolution prohibiting the use of this space as
living space unless an ADU administrative permit is requested and granted.
The applicant shared his intent is to use this space is for storage of materials
and occasional woodworking. If the CUP and IUP are approved with the
conditions of approval as recommended by staff, the use will comply with all
applicable performance standards for accessory structures.
4. The building materials standards required by this Section have been met.
As noted previously, the applicant proposes to use LP siding and upgraded
asphalt shingles. These materials comply with the building materials allowed for
accessory structures on properties greater than 2 acres. Staff recommends that
the plans be updated to note the building materials although an email with this
information was provided by the applicant for documentation. The Planning
Commission could choose to remove this condition of approval.
5. The proposed building will be compatible with surrounding land uses.
The proposed use is generally in conformance with the City regulations.
Conditions of approval will address any regulations that must be resolved.
II. CHOL IUP
The applicant requests approval of his home remodeling business to continue operating
out of his home. Section 1030.100 establishes three levels of home occupations:
Allowed, Special, and Conditional. Any home occupation that occurs in an accessory
building requires a CHOL which are processed as an IUP. While storage of equipment
and materials would not trigger the CHOL by itself, the applicant shared that the garage
will occasionally be used for woodworking when he needs to construct components
(such as cabinets) for a project. This type of business activity within the detached
structure requires a CHOL. The Planning Commission must consider the following
criteria:
A. The nature and general character of the geographic area in which the CHOL
property is located. The City may consider, in addition to other factors and not by
Page 8 of 10
way of limitation, the existing and condition of gravel and paved roads in the
area, existence and proximity of CHOL operations to neighboring residences,
size of neighboring lots, and use of neighboring properties.
The nature and general character of the geographic area is not likely to be
negatively affected by the operation of the home business. Eagle Ridge Road is
a paved public street with large residential lots. The subject property is
surrounded by larger agricultural pieces to the north, west, and south. The
business has been in existence (although unregistered with the City) since 2017
without it creating known negative externalities to the surrounding neighborhood.
The business has no employees, and customers do not go to the property. Most
business activities are completed off-site as is the nature of home remodeling.
The remaining business activities will be contained primarily within the proposed
accessory building that meets or exceeds all district setback requirements.
The applicant indicates the proposed garage will be primarily used for storage of
equipment and materials. The applicant explained to staff on a phone call that he
will also use the garage at times as a shop to create products, such as cabinets.
These types of activities could potentially be considered “construction activities”
and would need to comply with construction hours in Chapter 82.04, Subd. 5.
Provided that the woodworking activity is within the building with the doors and
windows closed after 7PM on weekdays and after 4PM on weekends and
holidays, staff believes the applicant will be able to comply with construction
hours even with the use of tools and automatic equipment. A condition of
approval included in the IUP is for woodworking and related activities to occur
within the structure outside of the City’s construction hours, and the windows and
doors to the structure must be closed during this time.
B. Consideration shall be made for potential property devaluation of adjacent and
surrounding properties.
The proposed building for the business appears and can be used as a residential
accessory structure. Further, the structure will provide screening of equipment
and materials so that these are not visible to nearby properties. Devaluation of
the adjacent properties has neither occurred nor is expected.
The narrative indicates the potential for trailers to be stored outside. This can be
done as long as the trailers are not visible from the right-of-way or neighboring
properties. Further, trailers cannot be stored in a temporary structure as these
types of structures are prohibited in City Code. This is included as a condition of
approval. To clarify, temporary structures are considered to be structures made
of canvas, plastic, or other similar non-permanent building materials and/or does
not meet the accessory building requirements of the MN State Building Code.
Page 9 of 10
C. Nuisance factors shall be considered, including but not limited to sight, odor,
light, glare, and noise, and any other nuisance factors that may result from
issuance of the CHOL.
No exterior lighting is shown on the plan. If a light for the building is proposed, it
must comply with standards in Section 1060.040. While single family homes are
exempt from these standards, the commercial home occupation shall be subject
to these lighting standards. This is included as a condition of approval in the draft
resolution.
Some business-related activities, such as woodworking, will generate some
noise when manual or automatic tools are utilized. However, the operations will
be inside the building and are expected to have limited impact on adjacent
properties. This will be further mitigated with the condition of approval that these
types of activities must occur indoors with the doors and windows closed outside
of the City’s construction hours.
D. Environmental concerns, including but not limited to drainage, wastewater, wells,
and wetland issues.
The City Engineer reviewed the overall request and attached conditions to
ensure drainage is handled to avoid negative consequences as a result of the
proposed structure for the home occupation. No wetland impacts were found as
a result of the home occupation or the proposed structure.
E. Compliance with Section 1030.020 (Accessory Buildings, Structures, Uses, and
Equipment) of the Zoning Ordinance and with other relevant Code sections.
If the requested CUP to allow a taller building is approved, the standards in
Section 1030.020 will be satisfied.
F. Impact on the neighboring properties shall be considered before issuing a CHOL.
Staff finds that the proposed CHOL for a home remodeling business that
primarily operates off-site with minimal related activities taking place entirely
within a garage is unlikely to result in a negative impact to the neighborhood.
There are no employees, and no customers will come to the site. The applicant
does not anticipate any deliveries that would not otherwise be normal to a
residential area. Outside storage of trailers may occur at time, but the applicant
will be required to completely screen this from neighboring properties in the right-
of-way. Loud and prolonged noises may occur from time to time, but this will be
limited to inside the structure with the doors and windows closed outside of the
Page 10 of 10
City’s construction hours. The impacts on neighboring properties can be
mitigated through the proposed conditions of approval.
4. Recommendation
Staff recommends approval of the draft resolution approving the CUP for a detached
garage exceeding a sidewall height of 10’ in the front yard and the IUP for a conditional
home occupation license.
Attachments:
1.Draft Resolution 2023-xx Approving the CUP and IUP
2.Applicant Narrative
3.Site Plan
4.Building Plans
5.Engineering Memo Dated June 27, 2023
City of Corcoran July 27, 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 AND AN INTERIM USE
PERMIT FOR A CONDITIONAL HOME OCCUPATION LICENSE FOR TYLER HEIDECKER
AT 7985 EAGLE RIDGE ROAD (PID 22-119-23-42-0009) (CITY FILE 23-009)
WHEREAS, Tyler Heidecker, the applicant and landowner, requested approval of an interim use
permit for a conditional home occupation license (CHOL) to allow a home remodeling business
and a conditional use permit to allow a taller accessory building at property legally described as
follows:
See Attachment A
WHEREAS, the Planning Commission reviewed the interim use permit for a conditional home
occupation license and conditional use permit at a duly called Public Hearing and recommends
approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the
following findings and conditions:
1. An interim use permit is approved, in accordance with the application received by the City on
April 4, 2023, and additional information received on April 21, 2023, April 25, 2023, and May
10, 2023, except as amended by this resolution.
2. The Zoning Ordinance allows Conditional Home Occupation Licenses and the applicant shall
comply with all home occupation standards, except as specifically modified per this resolution.
3. The applicant shall comply with all conditions of the City Engineer’s memo dated June 27,
2023.
4. The Interim Use Permit for the Conditional Home Occupation License is issued to Tyler
Heidecker for the operation of “Heidecker Home Remodeling”. This permit is non-
transferable. The Permit shall terminate upon any one of the following:
a. If the business ceases.
b. If property ownership changes.
c. If ownership of the business changes.
d. If the individual to whom a license has been issued ceases to live at the subject
premises.
5. The Conditional Home Occupation License is approved based on the finding that the
standards in Section 1030.100, Subd. 7 and Section 1070.030 have been met. Specifically:
City of Corcoran July 27, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 2 of 5
a. The applicant is requesting the conditional home occupation license to operate a home
remodeling business from the proposed new accessory building on the property. The
business has no employees other than the homeowner.
b. There is nothing to indicate that the use of the accessory building would devalue
adjacent and surrounding properties.
c. The proposed workshop is enclosed and will not generate any nuisance conditions
related to odor, light, or glare. Some noise is expected related to woodworking or similar
activities.
d. There are no environmental concerns, including but not limited to drainage, wastewater,
wells and wetland issues related to this project.
e. The home occupation appears to have no impact on neighboring properties.
f. The application for a CHOL is consistent with the Comprehensive Plan, public facilities,
and capital improvement plans. The business will be conducted in an enclosed building
and will not generate any nuisance conditions that would endanger the public health,
safety, morals or comfort of the community nor will it be injurious to the use and
enjoyment of other property in the immediate vicinity. The business does not demand
any additional public services or facilities and conforms to the performance standards of
the Zoning Ordinance.
6. The home occupation must comply with the following standards:
a. No new signage for the home occupation is proposed or approved. Any new signage will
require an amendment to the Interim Use Permit for the Conditional Home Occupation
License.
b. Outside storage of construction materials including, but not limited to, piles of dirt, sand,
lumber, bricks, concrete blocks, or sod related to the home occupation is prohibited.
c. Outside storage of trailers related to the home occupation is allowed in the backyard if
not visible to surrounding properties or from the public right-of-way.
d. Storage of business materials and equipment is not permitted within a temporary
structure defined as a structure made of canvas, plastic, or another similar non-
permanent building material and/or does not meet the requirements of the Minnesota
State Building Code.
e. Woodworking and related work activities must occur within the accessory building with
the doors and windows closed during the hours when construction noises are prohibited
as provided in Chapter 82.04, Subd. 5(A)(10) of the City Code and as may be amended
from time to time.
f. No person shall be employed at or report to the home site location who does not reside
in the dwelling unit.
City of Corcoran July 27, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 3 of 5
g. If a light for the accessory building is installed, it must comply with the lighting standards
in Section 1060.040 of the City Code for commercial uses.
h. The business shall comply with all state, federal, and local regulations.
i. The Conditional Home Occupation License shall be issued for 3 years in accordance
with the procedures outlined in Section 1030.100 of the Zoning Ordinance. The permit
shall be administratively reviewed every 3 years to ensure compliance with conditions of
approval and ordinance requirements.
j. The City may revoke or modify the CHOL upon a finding that conditions have changed to
warrant revocation or modifications of the license.
7. A conditional use permit is approved to allow a 1,750 sq. ft. accessory building with sidewalls
taller than 10 feet in the front yard, based on the finding that that conditional use permit
standards in section 1070.020 have been met, subject to the following conditions:
a. The structure cannot be used for living space unless an application for an accessory
dwelling unit administrative permit is submitted and approved.
b. If septic and water are planned to serve the accessory building, revised plans must be
submitted with the building permit and the applicant must obtain the required permits.
c. The existing temporary structure must be removed to bring the subject property into
compliance with Section 1030 of the Zoning Ordinance. No new temporary structures can
be added to the property.
8. Prior to issuance of a building permit, the following must be submitted for review and approval
by the City:
a. The applicant must revise plans for the overhangs to meet the 24” minimum prior to
issuance of a building permit.
b. The plans must be revised to note the proposed building materials prior to issuance of a
building permit.
c. The grading and drainage plan must be revised per the Engineering Memo and provided
to the City Engineer for review and approval prior to issuance of a building permit.
d. The applicant/landowner must record the approving resolution at Hennepin County and
provide proof of recording to the City.
9. The existing temporary structure must be removed prior to release of the project escrow.
City of Corcoran July 27, 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
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 27th day of July 2023.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Michelle Friedrich – City Clerk
City of Corcoran July 27, 2023
County of Hennepin
State of Minnesota
RESOLUTION NO. 2023-
Page 5 of 5
ATTACHEMENT A
Lot 5, Block 1, Eagle Ridge, Hennepin County, Minnesota
-Nature of Request
Requesting this because of the taller height needed for my service work trailer to be backed into the
shop. It has a height of
There really is no way to build this in the back yard because there really is no access to drive to the
backyard and most of it is a hill
-Impact on adjoining properties and mitigating measures to minimize impact
There are no impacts
-Buildings to be constructed
1 building which will be 35x50
-Intended use of buildings and property
To store, manage and work on service work trailers
-Hours and days of operation
There will be no business run out of the building. Only intended for storing and maintain the work
equipment.
-Number of Employees
0
-Size of operation, including number of animails
0
-Impact on traffic, Including type and amount of traffic, access, and parking provisions
None
-Impact on septic system and well
None
-Potential Environmental impacts and measure to avoid or minimize the potential impacts
None
-Proposed measures to provide buffering from proposed use to adjacent properties
None Needed
-Future Expansion plans
None
-Nature of the other uses in the neighborhood
None
Home Occupation Application
1. I run a Remodeling Company, Heidecker Home Services LLC. We are already in business. Have
been since 2017
2. My business does not generate any extreme noise odor or light
3. My company does not generate any environmental concerns or issues
4. The home occupation will be located on site in the accessory building and will used 80 percent
of the building
5. Special equipment my company requires is a enclosed work trailer and a Skid steer.
6. Any outside storage is only for trailers
7. My company does not require any materials that would need a MSDS sheet
8. My company does not generate any deliveries other than normal.
9. My occupation does not generate more than 10 daily, non-residential trips to and from property
10. There are no customer visits on site
11. Home occupation does not require any additional parking spaces
12. No outside employees are on site or reporting on site for assignments
13. There are no signs displayed for the home occupation
14. No special vehicles are used for the home occupation
15. No federal, state, county local permits or licenses are required
33
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AGAINST HUMAN ERROR. CONTRACTOR TO
VERIFY ALL DIMENSIONS AND CONDITIONS
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THESE DESIGNS, CONCEPTS AND
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AND ARE NOT TO BE COPIED WITHOUT THE
WRITTEN CONSENT OF COUNTRY LUMBER.
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Memo
To: Natalie Davis McKeown
Planner
From: Kent Torve, PE
City Engineer
Project: Heidecker CUP/IUP Date: June 27h, 2023
Summary:
• The Heidecker CUP/IUP grading plan by Northwestern Surveying and Engineering dated
05/03/2023 was reviewed and the grading comments are as follows:
o Drainage from Eagle Ridge Road cannot be blocked, therefore a culvert appears
necessary and revised plans should be submitted for City review.
o Grading (fill) is shown within the drainage and utility easement and should be
revised to allow flow from Eagle Ridge Road.
o A low spot may trap drainage along the north side of the new driveway.
• The site completed the WCA process and had a determination of no wetland impacts for
the project.
Agenda Item: 7b.
Page 1 of 3
8200 County Road 116, Corcoran, MN 55340
763-420-2288
email: general@corcoranmn.gov / website: www.corcoranmn.gov
MEMO
Meeting Date:
To:
From:
Re:
July 6, 2023
Planning Commission
Dwight Klingbeil, Planning Technician
Active Corcoran Planning Applications
Projects/comments in blue italics are new.
The following is a status summary of active planning projects:
1. 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
Planning Commission held a public hearing on May 4th and recommended approval of
Option 2 (“PUD Public Benefits Policy”) of the drafted amendments. At the May 25th regular
meeting, the Council approved and adopted the Ordinance with a minor amendment to allow
recreational spaces within required open space.
2. Rental Ordinance (City File No. 22-046). Staff and City Council continue to work
through the draft ordinance and planning for administrative implementation. Additional
revisions were reviewed by the Council at the May 25 meeting. After several discussions
and revisions, this Ordinance was adopted at the June 22nd meeting.
3. Hope Community Sketch Plat (PID 11-119-23-14-0003) (City File No. 22-074). Brian
Lother submitted a concept plan application for a proposed residential and mixed-use
development on the properties surrounding Hope Community Church. The concept
includes medical offices, retail space, market rate apartments, townhomes, senior villas,
and some assisted living units. The Council authorized the EAW at the January 12, 2023,
regular meeting. The Council approved the distribution of the draft EAW at the May 25
regular meeting. The comment period for the EAW is open from May 30 – July 6.
4. “Kwik Trip CUP, Lot Line Adjustment, and Site Plan” (PID 12-119-23-14-0006; 12-
119-23-14-0004) (City File No. 23-006). Kwik Trip Inc. submitted a Site Plan, Lot Line
Adjustment and CUP application for the two parcels north of Mama G’s. The application
was determined to be incomplete for City review and is not currently scheduled for review
[Type here] [Type here] [Type here]
Page 2 of 3
by the City Council. A feasibility study was required to evaluate the infrastructure needs of
the project. The infrastructure feasibility study was completed and distributed to the
applicant. This item is not currently scheduled for any upcoming meetings.
5. “Red Barn Pet Retreat” (PID 01-119-23-44-0045) (City File No. 23-008) Daniel
Benjamin submitted an application for the expansion of his business, “Red Barn Pet
Retreat” to a site on the Northwest corner of Stieg Road and County Road 101. This
application includes a Comprehensive Plan Amendment, Rezoning, Preliminary Plat,
Conditional Use Permit, Variance, and a Site Plan. The concept for this project was
discussed by the Council at the December 22nd meeting. The public hearing was
scheduled for the June 1, 2023, Planning Commission meeting. Due to last minute
additions, this item was continued to the next Planning Commission meeting.
6. Heidecker Garage (PID 22-119-23-42-0009) (City File No. 23-009) Tyler Heidecker
applied for a Conditional Use Permit and an Interim Use Permit to construct a detached
garage of 1750 square feet on his property at 7985 Eagle Ridge Road. The IUP will allow
for storage of business equipment within the structure. Staff determined the application to
be complete. Tt is scheduled for a public hearing at the July 6, 2023, Planning
Commission meeting and City Council review on July 27, 2023.
7. Expansion of Nonconforming Residential Structures Zoning Ordinance
Amendment (Citywide) (City File No. 23-011). Council directed to staff to move forward
with a minor zoning ordinance amendment which would allow some expansions of legal
nonconforming residential structures to be approved administratively. This item was
reviewed by the Planning Commission at the June 1, 2023 meeting. Council adopted this
item at the June 22, 2023 meeting.
8. Marlais Accessory Dwelling Unit (PID 05-119-23-21-0005) (City File No. 23-012) Jim
Marlais submitted plans for an Accessory Dwelling Unit at his property at 10760 Windmill
Drive. This item is being reviewed by Staff. Since this item is an Administrative Permit, it
will not be scheduled for a Council meeting.
9. .Leuer Sketch Plat (PID 25-119-23-11-0001) (City File No. 23-013) Bergeron Homes
and Development, Inc. submitted a sketch plat for a residential development consisting of
75 single-family lots at the Geur farm directly west of Cook Lake, otherwise known as the
“Leuer property.” The sketch plat includes minimum lot-widths of 55 feet, with 24 lots being at
least 70 feet wide. The applicant received Council feedback at the June 22, 2033 meeting.
10. Bennett Garage CUP (PID 05-119-23-34-0019) (City File No. 23-014) Lee Bennett
submitted a Conditional Use Permit application for a detached garage with sidewalls
exceeding 10 feet in height in the front yard of 10208 Hage Drive. This item is complete
for review and is scheduled for the August 3, 2023 Planning Commission Meeting.
11. Sunram IUP (PID 26-119-23-21-0006) (City File No. 23-015) Ryan Sunram applied for
an Interim Use Permit to allow to allow staging and stockpiling soil for construction
projects at 20305 County Road 50. This item is being reviewed for completeness and is
not scheduled for any upcoming meetings.
12. Corcoran Storage II (PID 31-119-23-33-0001) (City File No. 23-016) Scherber and
[Type here] [Type here] [Type here]
Page 3 of 3
Associates, LLC. applied for a Site Plan, Conditional Use Permit, Variance, and a
Rezoning to allow a 6-building storage facility at 23730 Highway 55. This item is still
being reviewed for completeness and is not scheduled for any upcoming meetings.
13. NE Hackamore 116 Sketch Plat (PID 36-119-23-33-0010) (City File No. 23-017)
Gonyea Company and Lakeview Development submitted a sketch plat application for a
home development on the northeast corner of Hackamore Road and County Road 116.
The concept is to rezone 36.75 acres from Single Family Residential 2 (RSF-2) to Single
Family and Two Family Residential 3 (RSF-3) which would allow the development of 66
single family homes. This item is still being reviewed for completeness and is tentatively
scheduled for the July 27, 2023 Council Meeting.
14. Kariniemi/Jensen Concept Plan (PID 11-119-23-21-0002) (City File No. 23-018) Nate
Kariniemi submitted a concept plan for a home development 13 home development at
20400 County Road 30. This item is still being reviewed for completeness and is not
scheduled for any upcoming meetings.
Agenda Item 7c.
8200 County Road 116 Corcoran, MN 55340
763-420-2288 www.corcoranmn.gov
MEMO
Meeting Date: July 6, 2023
To: Planning Commission
From: Jessica Beise, City Administrator
Re: City Council Report
______________________________________________________________________
The Planning Commission last met on June 1, 2023. 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.
June 22, 2023, Council Meeting
• Leuer Sketch Plan
o Provided feedback on the concept plan.
• Rental Ordinance and Property Maintenance Ordinance
o Adopted the Rental Ordinance and Property Maintenance Ordinance.
• Police Records Management JPA
o Authorized the JPA.
• Fee Schedule Amendment
o Amended the fee schedule to include a rental ordinance.
• Street Maintenance – Maltene Base Restorative Seal
o Directed staff to move forward with including Maltene base seals.
• Public Works Administrative Assistant Hiring Authorization
o Authorized the Mayor and City Administrator provide offer to a preferred
candidate and hire them for the role.
June 8, 2023, Council Meeting
• Granicus Project
o Contingent approval with legal use of ARPA funds, pending legal and audit
review.
• Pedestrian Crossing Policy and Options
Agenda Item 7c.
o Authorize to move forward with policy going to the Parks and Trails Commission
and creation of a finance plan.
• Employee Recruitment and Retention Subcommittees
o Approved members of the subcommittee.
• Memorial Park Conversation
o Authorized staff to work with the family.
• 2024 Budget Goals and Priorities
o Provided direction to staff on 2024 budget goals and priorities.
• Schedule Work Sessions
o Scheduled work sessions for July and August.
• Street Lighting Policy and Ordinance Discussion
o Provided direction to staff on the policy and ordinance.