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HomeMy WebLinkAbout2024-03-12 Planning Commission Minutes Corcoran Planning Commission Minutes March 12, 2024 - 7:00 pm The Corcoran Planning Commission met on March 12, 2024, in Corcoran, Minnesota. Five Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in- person and monitor the meeting through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Lanterman, Brummond, Hargreaves, Kozicky, and Lind. Also present: Planner Davis McKeown, Planning Technician Klingbeil, City Administrator Tobin, Council Liaison Schultz, and Council Liaison Vehrenkamp. Absent: Commissioner Horn. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Commissioner Appointments – Peter Hargreaves & Cecilia Kozicky 4. Agenda Approval Planner Davis McKeown requested that item 8.a.i be removed from the agenda, and Commissioner Lind requested that a discussion item for Public Hearing radius be added to a future agenda. Motion made by Lanterman, seconded by Brummond, to approve the agenda for the March 12, 2024, Planning Commission Meeting. Voting Aye: Lanterman, Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 5:0). 5. Open Forum (none) 6. Minutes Commissioner Lind noted a typographical error in the February 1, 2024, Planning Commission Minutes. Motion made by Brummond, seconded by Lanterman, to approve the February 1, 2024, Planning Commission Minutes. Voting Aye: Lanterman, Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 5:0). 7. New Business – Public Comment Opportunity a. Public Hearing. Khacholing Center Conditional Home Occupation IUP (City File No. 23-029) i. Staff Report – Staff Report was presented by Planner Davis McKeown. ii. Public Hearing 1. Lobsang Yeshi, 23360 Oakdale Drive, discussed his background in monastery, the history of the Khacholing Center, how it began operating at this property, communication with Code Enforcement, and a recent gathering on the property unrelated to the Khacholing Center. 2. John Rahm, 10369 Maple Hill East, disagreed with portions of the staff report, had concerns about the nondeterminate size of large gatherings, the conditions of approval for a previous home occupation on the property, and had concerns of nuisances caused by the COHL, 20-car parking pad, and impacts to the surrounding neighborhood. 3. Kari Horton, 10512 Maple Hill Lane, discussed the border she shares with the property, believed the request to be more like a church rather than a home occupation, questioned which community would benefit, and had concerns with overflow parking and maximum capacity in the meditation room. 4. Arnie Bethke, 10638 Maple Lane E, discussed his report of the recent gathering to the City, and had concerns with the parking requirements, drainage impacts, and the genuineness of the application. 5. Molly Knorr, 10500 Maple Hill Lane, had concerns with non-neighborhood residents regularly visiting the property for large gatherings, and suggested that this request would be better suited for a business area rather than a residential area. 6. Mike Beinert, 23160 Meadow View Drive, discussed the first paragraph of Section 1030.100 of the City Code, believed the request would not be incidental and secondary to the residential use of the property, and suggested that the applicant did not use the property as a residence, meaning that the home occupation would not be allowed. He suggested that the City assist in finding an appropriate location. 7. Jodi Holand, 10420 County Road 19, agreed with several of the previous points made previously, which includes relocating to a business location, and reported that operations have continued since the City’s Code Enforcement intervention. 8. Mark Djerf, 10647 Maple Lane East, discussed the purpose of the property purchase, compared the use to a Community Center, had concerns with the proposed with weekend retreats, and was more supportive of teachings on the property rather than large events. 9. Ken Tobachman, 10792 Kyle Ave, Brooklyn Park, discussed his background with the Khacholing Center, receiving no complaints from previous weekend retreats, and his disappointment with the response from the neighborhood. 10. Lobsang Yeshi, 23360 Oakdale Drive, clarified that the activity on site since October has been unrelated to the Khacholing Center and disputed the claim that he was using multiple names. Motion made by Brummond, seconded by Lanterman, to close the Public Hearing. Voting Aye: Lanterman, Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 5:0). iii. Commission Discussion & Recommendation – Commission discussion included the Commission’s role in considering the impact to neighboring properties; confirmation that a public hearing notice was sent out per City policy; using the public hearing participation as sufficient evidence for negative impact to adjoining properties; this use belonging in a non- residential zoning district; the commercial-aspect to the request; the difficulty of controlling the hours of operation for donation-based businesses; 20-car lot being inappropriate and clarification that the lot-exhibit was an exercise requested by the City; the possibility of issuing the CHOL without the installation of a parking pad; adding additional parameters to allow the CHOL; clarification of the City’s revocation ability and the IUP sunset clause; reference to a Maple Grove home occupation that hosts regular large gatherings; comparison of this request to family reunions and weddings; potential building and membership expansion; the ambiguity of what is allowed within the Zoning Ordinance; clarification of the IUP regulation; differentiation of a Special Home Occupation and a COHL; clarification that signage would not be allowed in the IUP; the possibility for creating additional compliance check-in points; clarification as to what is considered a home and a primary place of residence; the applicant’s ability to use the IUP beyond its expanded intention; and the excessiveness of 5 large gatherings, regardless of the use. Motion made by Lanterman, seconded by Lind, to recommend denial of the draft resolution approving the Interim Use Permit for a Conditional Home Occupation License for the Khacholing Center at 23360 Oakdale Drive. Voting Aye: Lanterman, Hargreaves, Kozicky, and Lind. Voting Nay: Brummond. (Motion passed 4:1). b. Public Hearing. Woodland Hills Comprehensive Plan Amendment, Zoning Ordinance Amendment, Preliminary Plat, and Variance (City File No. 23-033) i. Staff Report – Staff Report was presented by Planner Davis McKeown. ii. Public Hearing 1. Steve Juetten, representing Woodland Hills of Corcoran, Inc., discussed the difficulties of developing this site due to the various wetlands; made a comparison to the Hollydale development in Plymouth; asked about filling some of the wetlands on the south west corner of the site; updates to be made on the landscaping plan; buffer landscaping around wetlands 3 and 5; buffering on lot 19; landscaping around the amenity lot; not needing 3 parking spots near the amenity lot; the 7.5-foot setback variance request providing more flexibility for builders; variance to exceed 55% garage door façade requirement; reducing the number of required plantings to avoid over competition; provided information on the target market, and having 1 to 2 builders for the development. 2. Fredrick Benkusky, 6215 Hackamore Circle, had concerns about the possibility of multi-family units, the number of variances requested, parking and noise generation for the amenity lot, drainage impacts from filled wetlands, smaller lot sizes, and the amenity lot being inaccessible for most pedestrians in the development. 3. Jonathan Schmidt, 6340 County Road 116, discussed moving to Corcoran and becoming a member of the Parks & Trails Commission; and concerns with the drainage of the development. Motion made by Brummond, seconded by Lanterman, to close the Public Hearing. Voting Aye: Lanterman, Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 5:0). iii. Commission Discussion & Recommendation – Commission discussion included clarification that multi-family units would require re-platting and amendments to the HOA covenants; impact to density requirements from Comprehensive Plan Amendment; and density requirements within the MUSA after the approval of the Hope Community PUD. Motion made by Lanterman, seconded by Lind, to recommend approval of the Comprehensive Plan Amendment. Voting Aye: Lanterman, Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 5:0). The Commission discussion continued regarding clarification that the rezoning request would zone the site RSF-3; clarification that rezoning applications do not require hardship; meeting density requirements through rezoning; the impact of the Hope Development for density throughout the city; transitioning from the existing neighborhoods to the Tavera neighborhood; Motion made by Lanterman, seconded by Brummond, to recommend approval of rezoning this site from RSF-2 to RSF-3. Voting Aye: Lanterman, Brummond, Hargreaves, and Kozicky. Voting Nay: Lind. (Motion passed 4:1). The Commission further discussed the landscaping plan between Hackamore Road and the proposed cul-de-sac; confirmation of the conduction of a traffic feasibility study; a question of whether the filled-wetland proposal received proper approval; an acknowledgment of the growing number of Homeowner Associations; clarification of the amenity lot location and use; comparison to the amenity lot for the Taylor Creek neighborhood in Plymouth; adding bike racks to the amenity lot; Motion made by Lanterman, seconded by Brummond, to recommend approval of the preliminary plat for Woodland Hills of Corcoran. Voting Aye: Lanterman, Brummond, Hargreaves, and Kozicky. Voting Nay: Lind. (Motion passed 4:1) Further discussion included clarification of the Zoning Ordinance Amendment process; the side yard setback variance being distinction without difference; the garage door percentage not meeting the variance standards; buffer yard meeting the variance standards; reference to the landscape architect’s opinion on overplanting; the impact caused by tree removal; planting understory trees in place of overstory trees; the threat of ash borer on existing trees; the potential of receiving external opinions on the landscaping requirements; tree replacement responsibilities within developments; flexibilities for landscaping requirements in the buffer yard ordinance; Motion made by Lanterman to recommend approval of the buffer yard variance request. (Motion failed due to lack of a second). The Commission asked for confirmation that existing wooded areas would count toward the buffer requirements; referenced the decision of the Corcoran Storage II buffer yard variance request; considered a 30-foot front setback as a public benefit, and clarification from the applicant that the proposed front yard setback be 25-feet; Motion made by Lanterman, seconded by Kozicky, to recommend denial of the buffer yard variance. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. Voting Nay: Lanterman. (Motion passed 4:1). Motion made by Brummond, seconded by Lanterman, to recommend approval the side setback variance to 7.5 feet. Voting Aye: Lanterman, Brummond, Kozicky, and Lind. Voting Nay: Hargreaves. (Motion passed 4:1). Motion made by Lanterman, seconded by Hargreaves, to recommend denial of the variance requesting reduced garage door area percentage. Voting Aye: Lanterman, Hargreaves, and Kozicky. Voting Nay: Brummond and Lind. (Motion passed 3:2). 8. Reports/Information a. Other Business – i. The Commercial & Industrial Update Discussion item was moved to the April 4, 2024, Planning Commission meeting. b. Planning Project Update* - c. City Council Report* – City Administrator Tobin discussed items being considered at the State Legislature, an update to the organics recycling program, and the nature of Planned Unit Developments and the difficulty of setting precedence. 9. Commissioner Liaison Calendar City Council Meetings 3/14/2024 3/28/2024 4/11/2024 4/25/2024 5/9/2024 5/23/2024 Brummond Hargreaves Kozicky Lind Lind Brummond 10. Adjournment Motion made by Brummond, seconded by Lanterman, to adjourn the March 12, 2024, Planning Commission meeting. Voting Aye: Lanterman, Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 5:0). The meeting adjourned at 10:15 pm.