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HomeMy WebLinkAbout2024-04-04 Planning Commission Minutes Corcoran Planning Commission Minutes May 2, 2024 - 7:00 pm The Corcoran Planning Commission met on April 4, 2024, in Corcoran, Minnesota. Three 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 Brummond, Hargreaves, and Kozicky. Also present: Planner Davis McKeown, Planning Technician Klingbeil, Planner Lindahl, and Council Liaison Vehrenkamp. Absent: Commissioners Lanterman and Lind. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Brummond, seconded by Kozicky, to approve the agenda for the April 4, 2024, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0). 4. Open Forum (none) 5. Minutes Motion made by Brummond, seconded by Hargreaves, to approve the March 12, 2024, Planning Commission Minutes. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0). 6. New Business – Public Comment Opportunity a. Continue Public Hearing to May 6, 2024. Chastek Farm Preliminary Plat, Preliminary PUD, Rezone. (City File No. 23-034) i. Planner Davis McKeown explained that the applicant requested a 60-day extension to the land use application. Motion made by Brummond, seconded by Kozicky, to continue the public hearing for Chastek Farm Preliminary Plat, Preliminary PUD, and Rezoning to the May 6, 2024, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0). b. Public Hearing. Scharber Garage CUP (City File No. 24-005) i. Staff Report – Staff Report was presented by Planning Technician Klingbeil. ii. Public Hearing Motion made by Brummond, seconded by Kozicky, to close the Public Hearing. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0). iii. Commission Discussion & Recommendation – Commission discussion included a suggestion that the City may want to consider re-examining the process for allowing accessory structures to exceed the allowable sidewall height. Motion made by Hargreaves, seconded by Kozicky, to recommend approval of the Conditional Use Permit to allow an accessory structure with sidewalls to exceed 10’ in height at 6650 Pioneer Trail. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0). c. Red Barn Pet Retreat Variance (City File No. 24-007) i. Staff Report – Staff Report was presented by Planner Lindahl. ii. Commission Discussion & Recommendation – Commission Discussion included a summary of the Commission’s previous discussions regarding Ret Barn Pet Retreat; the zoning east of the property and clarification that the area in question is in Maple Grove; future development plans on the site; clarification of the lighting and animal waste disposal plans were approved in the preliminary application. Motion made by Brummond, seconded by Kozicky, to recommend approval of the variance request to allow development of Red Barn Pet Retreat prior to municipal sewer and water availability. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0) 7. Reports/Information a. Other Business – i. The Commercial & Industrial Update Discussion. 1. Staff Report – Presented by Planner Davis McKeown. 2. Discussion – The commission discussion was broken into three categories: Development Rights in Rural Commercial (CR) & Transitional Rural Commercial (TCR) zoning districts; Mini- Storage/Self-Storage; and a comprehensive review of the Commercial and Industrial District. The commission began their discussion with the topic of Development Rights in CR & TCR districts, which included: a question regarding the minimum lot size requirements for the CR district; reason for having 2.5-acre lot minimum areas in the CR and TCR areas; clarification of current Development Rights allocation; impact to master planning of the city; potential of other parcels requesting to be rezoned to CR or TCR; access requirements potentially limiting future rezoning requests; development rights being the foundation for all areas outside of the MUSA; avoid setting a presentence of development rights deviation for other zoning districts; discussing with neighboring municipalities prior to making changes; examining in the 2050 Comprehensive Plan; the reasonableness of the current requirements; the clear distinction provided by the MUSA line; intensifying commercial areas worsening the rapid change in Corcoran; potential impact to local farmer’s property taxes; promoting agricultural business; a question of whether there has been any issues with 2.5-acre lots in existing commercial areas; compatible land-uses with 2.5-acre lots and requiring larger lots for certain uses; a question on parking standards; clarification on the public comment opportunities as this update moves forward; access requirements; clarification of the City’s process to coordinate with Hennepin County regarding access; question of the County’s impact on a deviation from Development Rights; consideration of future access needs; difficulties of rezoning Strehler Road; clarification of impervious surface classification; clarification of the areas that are currently zoned CR and TCR; a recent request to rezone the property surrounding the Public Works building; allowing farmers markets within rural commercial areas; the broad amount of uses within the CR district; creating a minimum lot size for each use if the City deviated away from development rights; clarification on next steps in the update process; feedback on reassigning development rights, and public perception in the engagement process. The Commission discussion continued with a focus on the allowance of Mini-Storage and Self-Storage facilities, this discussion included a distinction between mini-storage and self-storage; existing accessible storage in the city; the process to allow storage facilities in the future; avoiding oversaturation of land uses; public safety concerns; incompatibility to be converted into other uses; informal housing within storage units; lack of employment opportunities created with this land- use; reference to a self-storage facility in St. Michael; not allowing parking in these types of facilities; clarification of impervious surface limits and landscape buffering; better uses for the land; and clarification of areas that mini-storage/self-storage were previously allowed. The Commission discussion concluded with a discussion regarding a comprehensive review of the Commercial and Industrial districts, which included a brief overview of the allowed use table; identifying areas that could be simplified; differentiating between C-1 and C-2 districts; simplifying the standards to be user-friendly; form-based codes easing the development process for business owners; clarification that form- based codes don’t address uses; purpose of TCR district; including butcher shops as an allowed use; the need for continual reviewal of the table; animal keeping as an accessory use; the need for a legend within the table; building height transitions; impervious surface calculations on a per-lot basis vs. a per-plat basis; and specific architectural features on the façade of warehouse buildings. b. Planning Project Update* - c. City Council Report* – Councilor Vehrenkamp discussed the status of the Khacholing Center application and the next steps to the Commercial and Industrial updates. 8. Commissioner Liaison Calendar City Council Meetings 4/11/2024 4/25/2024 5/9/2024 5/23/2024 6/13/2024 6/27/2024 Kozicky Lind Lind Brummond Hargreaves Kozicky 9. Adjournment Motion made by Brummond, seconded by Kozicky, to adjourn the April 4, 2024, Planning Commission meeting. Voting Aye: Brummond, Hargreaves, and Kozicky. (Motion passed 3:0). The meeting adjourned at 8:54 pm.