HomeMy WebLinkAbout2022-10-06 Planning Commission Minutes 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
October 6, 2022 - 7:00 pm
The Corcoran Planning Commission met on October 6, 2022, in Corcoran, Minnesota. Three
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 Lanterman, Brummond, and Van Den Einde.
Absent: Commissioners Horn and Shoulak.
Also present: City Planner Davis McKeown, City Planner Lindahl, and Council Liaison Vehrenkamp
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 October 6, 2022 agenda.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
4. Open Forum
5. Minutes
a. Minutes – June 2, 2022, Regular Meeting*
b. Minutes – September 1, 2022, Regular Meeting*
Motion made by Brummond, seconded by Van Den Einde, to approve the June 2, 2022 and September 1,
2022 Meeting Minutes.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
6. New Business - Public Comment Opportunity
a. Public Hearing. Corcoran Farms Business Park Preliminary Plat and Preliminary Planned Unit
Development (PUD) Plan at 20130 Larkin Road (City File No. 22-044).
i. Staff Report – Planner Lindahl presented the staff report.
ii. Open Public Hearing
1. George May, 20020 Larkin Road, stated concerns of traffic impacts and lack of
benefit to the citizens.
2. Tom Feehan, 20410 Larkin Road, stated concerns that the developer was the only
party receiving a benefit; the lack of a proven hardship in complying with the
underlying zoning district; the re-guiding of the land to light industrial; the proposed
building sizes; turnaround time for public comment; and lack of screening.
3. Dan Dixon, 20129 Larkin Road, provided concerns about the impact to the view from
his house; lack of buffer; proposed extending 75th Street; scale of the proposed light
industrial buildings in comparison to the existing light industrial buildings to the east;
and previous flooding along Larkin Road.
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*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
4. Ryan Richter, 7225 Buckskin Trail, expressed similar concerns as stated previously
including increased traffic, lack of landscaping and sound buffer, building size, safety
risk, and current infrastructure conditions.
5. Linda Benson, 20205 Larkin Road, didn’t believe this development fit in with the rest
of the city and shared similar concerns as previously stated.
6. Lee Sunram, 20305 County Road 50, supported the idea of development but had
concerns of traffic impacts onto Larkin Road.
7. Phil Bongaarts, 19949 Larkin Road, spoke about the previous zoning change to light
industrial; lack of PUD benefits; traffic impact concerns; existing condition of Larkin
Road; drainage; and architectural design.
8. Gail Waldorf, 20117 Larkin Road, stated concerns of the impact to the view from her
home; safety; traffic impacts on Larkin Road; use of 75th Avenue as an alternative;
potential light-pollution; using the land for a school instead of light industrial; and
other locations for light industrial throughout the City.
iii. Close Hearing
Motion made by Brummond, seconded by Van Den Einde, to close the public hearing.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
iv. Commission Discussion & Recommendation- Commission discussion included the viability of
75th Avenue for access to the site; appropriate usage of a PUD; the lack of screening for
loading docks; the lack of proposed landscaping; requested flexibility not clearly defined by
the applicant; one-sided benefits of the PUD; the existing light industrial zoning for the subject
property; clarification of grading elevations and building height; the proposed impervious
surface area; buffer area; desire to scale down building sizes; traffic impacts; looking out of
place with the surrounding area; the PUD standards; potential for the land to be developed
under straight zoning that meets the light industrial district standards; a desire to have no
setback flexibility along Larkin Road; relocation of the proposed Three Rivers regional trail;
traffic feasibility study completed with the Environmental Assessment Worksheet; and lighting
standards.
Motion made by Lanterman, seconded by Van Den Einde, to recommend denial of the draft
ordinance approving rezoning, and resolutions approving the preliminary PUD and
preliminary plat for Corcoran Farms Business Park.
Voting Aye: Lanterman, Brummond, Van Den Einde.
(Motion passed 3:0)
b. Slabaugh Variance at 9925 Ebert Road (City File No. 22-054)
i. Staff Report – Staff Report presented by Planner Davis McKeown.
ii. Public Comment: The applicant, Gideon Slabaugh, spoke about the fire that damaged his
house, the reason for their request, the existing deck, and the new property improvements
included in the proposal.
iii. Commission Discussion & Recommendation – Commission discussion included the
restrictive language regarding expansion of a nonconforming structing in the city code; the
extent of compliance with the extended porch; the definition of expansion; and whether staff
should be able to administratively approve this type of expansion.
Motion made by Brummond, seconded by Van Den Einde, to recommend approval of draft
Resolution 2022-A approving the variance for a covered porch to encroach within the side
and front yard setbacks at 9925 Ebert Road.
Voting Aye: Lanterman, Brummond, Van Den Einde.
(Motion passed 3:0)
c. Public Hearing. Tharp Accessory Structure Conditional Use Permit at 20420 Duffney Circle (City File
No. 22-055)
i. Staff Report – The staff report was presented by Planner Davis McKeown
ii. Open Public Hearing
1. Michael Pattison, 20400 Duffney Circle, asked about the total height of the structure
and noted that his house overlooks the structure.
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*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
2. Sherri Bergs and Michael Catlette, 9530 Duffney Circle, stated concerns about the
size and height of the structure as well as the wetland impact. They also spoke about
the aesthetic of the current neighborhood compared to the structure
iii. Close Hearing
Motion made by Lanterman, seconded by Van Den Einde, to close the public hearing.
Voting Aye: Lanterman, Brummond, Van Den Einde.
(Motion passed 3:0)
iv. Commission Discussion & Recommendation-
Shawn Tharp, 20420 Duffney Circle, spoke about the size of the structure to accommodate
storage of personal recreational vehicles; the constraint of the power lines to the north of the
structure restricting screening capabilities; and the uncertainty of being able to finish building
the structure within two years.
Commission discussion included questions about the structure height; restricting the building
so it cannot be used for commercial rental space; clarification of what the Commission should
be looking at when reviewing requests similar to this one; consideration of landscaping
requirements for a project this size; reduce the approval period from 5 years to 2 or 3 years;
and the potential financial costs to the applicant if the application expires prior to completion
of phase 2 of the structure.
Motion made by Brummond, seconded by Van Den Einde, to recommend approval of the
Conditional Use Permit for the property located at 20420 Duffney Circle, with a requirement
that finished landscaping be provided along Duffney Drive as a condition of approval and a 3-
year approval period with a single 1-year extension.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
d. Public Hearing. Corcoran Water Tower Preliminary Plat, Final Plat, Site Plan and Variance at 19951
Oswald Farm Road (City File No. 22-057)
i. Staff Report – The staff report was presented by Planner Lindahl.
ii. Open Public Hearing
1. Peter Cmiel, 20041 Hunters Ridge, questioned the attractiveness of the water tower
and potential effect on property values.
2. John Kothrade, 20140 County Road 30, stated concerns about the property being
developed; addressing existing and future water drainage problems on the property;
and the previous water tower site proposal.
3. Ryan Lother, 19951 Oswald Farm Road, spoke about the cell tower on the
neighboring property, development generated from construction of a water tower, the
existing tree line screening the tower for the residents north of Hope Church; and
willingness to complete grading to prevent water drainage onto the Kothrade
property.
iii. Close Public Hearing
Motion made by Lanterman, seconded by Brummond, to close the public hearing.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
iv. Commission Discussion & Recommendation – The Commission discussion included the
installation of a bioretention swale; the previous water tower site proposal in Bellwether;
question of curb and gutter around the bituminous drive; the potential for a larger
development surrounding the tower in the future; agreement that the practical difficulty
standard was met for reduced lot size, the overhead door, and drive lane variances.
Motion made by Lanterman, seconded by Van Den Einde, to approve draft resolution
approving the preliminary plat, final plat, site plan, and variance for “Hope Place Second
Addition” at 19951 Oswald Farm Road.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
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*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by
Door.
(Motion passed 3:0)
e. Public Hearing. Zoning Ordinance Amendment to the Northeast District Plan (City File No. 22-060)
i. Staff Report – The staff report was presented by Planner Davis McKeown
ii. Open Public Hearing
No one spoke during the public hearing.
iii. Close Hearing
Motion made by Lanterman, seconded by Brummond, to close the Public Hearing.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
iv. Commission Discussion & Recommendation- Commission discussion included critiquing the
Northeast District Standards; vagueness of proposed verbiage change to overhead door
requirements; using landscaping as screening; adding language that requires fencing to be 4
to 6 feet tall; streamlining the application process; and relating the NE District standards to
the Corcoran Farms Business Park.
Motion made by Brummond, seconded by Van Den Einde, to recommend approval of the
draft ordinance and draft resolution with finds of fact, for the Zoning Ordinance Amendment to
the Northeast District Plan.
Voting Aye: Brummond and Van Den Einde.
Voting Nay: Lanterman.
(Motion passed 2:1)
7. Reports/Information
a. Planning Project Update*
b. City Council Report* – Council Liaison Vehrenkamp spoke about the previous water tower site
on Bellwether and proposed well site on the proposed Corcoran Farms Business Park site.
Chair Lanterman requested that the Council provide a detailed explanation when they vote
against the Commission’s recommendation going forward.
c. Other Business
8. Commissioner Liaison Calendar
City Council Meetings
10/13/2022 10/27/2022 11/10/2022 11/21/2022 (M) 12/8/2022 12/21/2022
Brummond Lanterman Horn Shoulak Van Den Einde Brummond
9. Adjournment
Motion made by Brummond, seconded by Van Den Einde, to adjourn the October 6, 2022 Planning
Commission Meeting.
Voting Aye: Lanterman, Brummond, and Van Den Einde.
(Motion passed 3:0)
Meeting adjourned at 10:31 pm.
Submitted by Dwight Klingbeil
Planning Assistant