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HomeMy WebLinkAbout2026-01-06 Planning Commission Agenda Packet1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum – Public Comment Opportunity 5.Minutes a.Minutes 6.New Business a.Phil's Quality Automotive Variance, Site Plan & Conditional Use Permit Amendment 7.Reports/Information a.Other Business - Planning Commission 2025 Annual Report and 2026 Priority Setting b.City Council Report - Council Liaison Vehrenkamp c.Planning Project Update 8.Commissioner Liaison Calendar a.Commission Liaison Calendar 9.Adjournment Corcoran Planning Commission Agenda January 6, 2026 7:00 PM *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 1 STAFF REPORT Agenda Item: 5.a Council Meeting: January 6, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: Minutes Action Required: Approval Council Action Attachments 1. 2025-11-06 Planning Commission Minutes Draft.docx 2 1 Corcoran Planning Commission Minutes November 6, 2025 – 7:00pm The Corcoran Planning Commission met on November 6, 2025, 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 Granicus on the city website. Present: Commissioners Brummond, Hargreaves, Lind, Kozicky, and Zachman were present at the start of the meeting. Also present: Community Development Director Davis McKeown Planner Klingbeil, and Planner Lindahl. 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 November 6, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion made by Lind, seconded by Brummond, to approve the minutes for the October 2nd, 2025, Planning Commission Meeting, as amended. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 6. New Business a. All-Seasons American Service Animals Site Plan, Interim Use Permit, and Conditional Use Permit. i. Staff Report 3 2 Planner Klingbeil presented the Staff Report. ii. Open Public Hearing iii. Close Public Hearing Motion made by Brummond, seconded by Hargreaves, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Maureen Clipperton, Applicant, addressed the Commission regarding the application. She explained why the Interim Use Permit and Conditional Use Permit were needed. Commissioner Lind clarified reasoning for the sidewall height and agreed that parking should be reduced on the property. Chair Brummond asked about the sunset clause and if there were two separate clauses for the Interim Use Permit and Conditional Use Permit. Planner Klingbeil said there were two sunset clauses and that they overlap with the reduced parking and the additional parking has a sunset clause for if there was a need for more parking in the future. He said if one expired both would expire. Chair Brummond said that sidewall height should be reviewed by Council and to make it easier for residents. She asked the applicant about the fenced area. Maureen Clipperton, Applicant, said that they need to be on leash when outside. Off leash activities are typically indoors. There was some general discussion about what motion to make and clarification that there was an existing fence that would satisfy the fence requirement. Commissioner Kozicky asked about the commercial kennel portion of the business on the property. Motion made by Brummond, seconded by Lind, to recommend approval of All-Seasons American Service Animals Site Plan, Interim Use Permit, and Conditional Use Permit with language clarifying the fence requirement was satisfied with existing fencing on the property. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0) b. Phil's Quality Automotive Site Plan, Conditional Use Permit, and Variance i. Staff Report Planner Lindahl presented the Staff Report. 4 3 ii. Open Public Hearing (None). iii. Close Public Hearing Motion made by Brummond, (no second), to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation David Rasmussen, Applicant, explained they are working to get the property into compliance. He had some questions regarding parking. Planner Lindahl said that the dealer lot could be moved but would have to be paved. She said there is some flexibility within the resolution. Chair Brummond asked about the two access points and if one access point could be closed. David Rasmussen, Applicant, said he was open to making that change. Planner Lindahl had concerns about closing an access point for public safety reasons. She said there would need to be more review. David Rasmussen asked if they could use signage to indicate it was not a public entry and not tar the entry. Motion made by Lind, seconded by Hargreaves, to recommend approval of the draft resolution for Phil's Quality Automotive Site Plan, Conditional Use Permit, and Variance. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). b. Schmid’s Hidden Valley 3rd Addition Preliminary Plat & Subdivision Ordinance Amendment i. Staff Report Planner Klingbeil presented the Staff Report. ii. Open Public Hearing (None). iii. Close Public Hearing Motion made by Brummond, seconded by Kozicky, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation 5 4 Michael Ball, Applicant, explained the need for the application. He asked that the public road requirement be changed to a private road requirement. Commissioner Kozicky had multiple concerns regarding the public road and how it will fit within the site plan. Commissioner Hargreaves asked who could connect to the public road in the future. Community Development Director Davis McKeown said that the engineering team does not want additional driveways on Oakdale Drive due to safety concerns which would necessitate internal drives. Commissioner Kozicky asked if there would be turn lanes. Community Development Director Davis McKeown said there were no planned future turn lanes. Planner Klingbeil said the alignment of the road could shift from what was shown on the exhibit. Commissioner Zachman asked if the road would impact wetlands. Community Development Director Davis McKeown confirmed the road could impact wetlands. Commissioner Kozicky asked if a private road could be built and an escrow could be taken for a future public road. Community Development Director Davis McKeown said that was not a possibility and that subdivision infrastructure costs like a public road are borne by the subdivider developer. Commissioner Lind asked how a property owner or prospective property owner could do their due diligence to be aware of the need for possible future roads. Community Development Director Davis McKeown said the city makes it clear when applicants and owners contact the city. Chair Brummond said the roads were necessary with growth and development so as not to rely on established major roadways. Commissioner Lind asked if the public road could be a phased investment. Community Development Director Davis McKeown said the road would be needed to serve the lots that would be subdivided. She said the applicant could make cost saving adjustments to the road that would still meet city standards. Commissioner Hargreaves asked if the roads needed to be connected, Community Development Director Davis McKeown explained the roads would need to be connected. 6 5 Motion made by Brummond, seconded by Zachman, to recommend approval of the two draft resolutions for Schmid’s Hidden Valley 3rd Addition Preliminary Plat & Subdivision Ordinance Amendment. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). d. Brandsted Garage Conditional Use Permit i. Staff Report Planner Klingbeil presented the Staff Report. ii. Open Public Hearing (None). iii. Close Public Hearing Motion made by Hargreaves, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Josh Brandsted, Applicant, said he was open to answering questions by the Commission. Chair Brummond asked the applicant to identify the location of the structure. Motion made by Lind, seconded by Kozicky, to recommend approval of the Brandsted Garage Conditional Use Permit. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 7. Reports/Information a. City Council Report (None). b. Planning Project Update Commissioner Brummond asked about the hours of operation requirement for M&J Creekside and her concerns about limiting hours of operation for businesses. 8. Adjournment Motion made by Brummond, seconded by Kozicky, to adjourn. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 7 6 The meeting adjourned at 9:09 PM. Submitted by Seth Gellman, Community Development Administrative Assistant 8 STAFF REPORT Agenda Item: 6.a Council Meeting: January 6, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Phil's Quality Automotive Variance, Site Plan & Conditional Use Permit Amendment Action Required: Summary The applicant, Sarah Rasmussen, has submitted a request for a Site Plan amendment, Conditional Use Permit Amendment (CUP) amendment to add another dealer parking space and Variances from setback requirements and drive aisle width for a paving and expanding the parking areas on the lot. Currently the business has two CUPs, one for automobile services (grandfathered in) and one for dealer services (issued in 1997). The planned improvements will bring the site into compliance with current ordinance standards and will allow this existing business to grow in Corcoran. The Planning Commission recommended approval of the request at the November 6, 2025 meeting with conditions. Following the meeting, the applicant met with staff to discuss the project and recommended conditions of approval. The applicant has submitted a request for additional variances. This staff report is the November report amended to reflect the modified request. Recommendation Move to recommend approval of the draft resolution approving the Site Plan, CUPA, CUP, and four Variances requested, subject to the findings conditions in the draft resolution. Council Action Attachments 1. 2026-01-06 PC Report - Phils Quality Automotive 9 Page 1 of 15 STAFF REPORT Agenda Item ___ Planning Commission Meeting: January 6, 2026 Prepared By: Kendra Lindahl, AICP and Zeke Peters, AICP Topic: Request for a Site Plan, Conditional Use Permit Amendment and Variance for drive aisle width, parking setback, and exterior storage screening and type at Phil’s Quality Automotive at 7590 Commerce Street (PID 26-119- 23-11-0029) (City file 25-030) Action Required: Recommendation to City Council Review Deadline: February 23, 2026 1. Request The applicant, Sarah Rasmussen, has submitted a request for a Site Plan amendment, Conditional Use Permit Amendment (CUP) amendment to add another dealer parking space and Variances from setback requirements and drive aisle width for a paving and expanding the parking areas on the lot. Currently the business has two CUPs, one for automobile services (grandfathered in) and one for dealer services (issued in 1997). The planned improvements will bring the site into compliance with current ordinance standards and will allow this existing business to grow in Corcoran. The Planning Commission recommended approval of the request at the November 6, 2025 meeting with conditions. Following the meeting, the applicant met with staff to discuss the project and recommended conditions of approval. The applicant has submitted a request for additional variances. This staff report is the November report amended to reflect the modified request. 2. Background Phil’s Quality Automotive has existed on this site since the late 1980s and the lot was split into three one-acre lots in 1987. The current site is an automobile service shop with a dealer license. The auto services use was permitted and did not require a CUP at the time the business was approved. As it is now a conditional use, the site is assumed as having a CUP for the use as outlined in the Zoning Ordinance. A CUP was granted in 1997 for a dealer license use that is accessory to the automobile service principal use. Part of this approval was a limit on the number of parking stalls dedicated to the dealer use on the lot and a limit on location. The stalls were required to be on the south side of the building and only five were allowed. The applicant is proposing an amendment to the CUP for the dealer license to allow six dealer stalls in the same location. 10 Page 2 of 15 As the applicant is also seeking to expand the business with the additional dealer stall and the addition of new parking areas, they are required to complete a site plan and this requires paving the parking area to bring it up to current standards. Much of the existing parking area is within the required 50-foot setback from the right-of-way (ROW) found in the current City Code, but the existing parking setback will remain as a legal, non- conforming use. Only the new parking area on the north side will require a setback variance and drive aisle width variance is required for the existing parking area because the actual dimensions are less than what was previously approved. The Planning Commission previously recommended approval for the parking lot variances, site plan and CUPs for the site at the November 5, 2025, meeting. Since that meeting the applicant has modified plans and has added new variances that include the following: - Variance from Section 1040.125 Subd. 4.E(3) to have exterior storage of automobile repairs and services where it is required to be totally enclosed in the principal structure. - Variance from Section 1040.125 Subd. 4.C(5) to have exterior storage that is not screened or fencing where it is required. The staff report has been updated and modified to include the additional variances and to remove any redundancies or non-applicable conditions and items from the previous draft resolution and report. The new information will be marked as such and the draft resolution has been modified to reflect these new variances. 3. Context Zoning and Land Use The 1-acre property is guided Light Industrial and zoned Light Industrial (I-1). The site is located inside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Surrounding Properties The properties to the North, West and South are all guided Light Industrial and zoned Light Industrial (I-1). The properties to the East are guided Commercial and zoned Neighborhood Commercial (C-1). Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map and the Hennepin County Natural Resources Map does not identify any significant natural plant communities within the proposed site. 4. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. There are multiple requests as part of this application and they will be analyzed separately. 11 Page 3 of 15 A. Level of City Discretion in Decision Making The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. The City’s discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. B. Consistency with Ordinance Standards Site Plan The applicant has requested a Site Plan approval for the existing commercial/industrial property to allow for expansion of the existing sales area and expand the parking lot following the connection to public utilities and removal of the old septic and well. The historic records and plans for this site are incomplete and the site plan approval provides an opportunity to clarify the uses on site and create a record of all improvements on site. Figure 1 – 1997 Site Plan Figure 2 – 2025 Site Plan 12 Page 4 of 15 Parking The City Code requires only 13 parking stalls for this 4,434 sq. ft. existing building, but the existing site requires much more parking as evidenced by the actual site visits. The plans show 20 parking stalls and 6 dealer stalls. This meets code requirements. This City Code requires all parking and drive aisles to be paved with curb and gutter. The dealer stalls will be moved from the south side of the building to the new northern parking and would be considered parking stalls. All parking areas are required to be screened from public streets to a height of three feet. Because only the parking on the north is new, only this parking area is required to provide this screening. However, staff encourages the applicant to provide screening on the west side of the parking lot where possible. A portion of the pavement and existing curb cut on the south are within a platted drainage and utility easement that is 50-feet wide. The applicant will be required to enter into an encroachment agreement for the pavement in this area. The applicant has requested a number of variances to upgrade the existing lot. These variances are discussed later in this report. Landscaping The current landscaping shown on the site does not meet the requirements for a building of this type. City code would require 16 overstory trees and 27 understory shrubs based on the site perimeter. The five existing conifer trees in the northeast portion of the site can be used to meet this requirement. The applicant shows 9 new shrubs (dark purple lilac and snowmound spirea) to be planted along the north property line to help screen the expanded parking area. The new parking on the north is required to have shrubs to screen the headlights of vehicles. While not required for the existing parking areas, the applicant is encouraged to provide landscaping along the western curb line screen the existing parking area. • Section 1060.070 (Landscaping) applies “prior to approval of a building permit”. Because no building permit is required for this project, staff finds that Section 1060.070 based on building size does not apply and 16 overstory trees and 27 understory shrubs are not required. • However, because the parking lot is being expanded, the shrub screening requirements do apply to the for the north parking lot. Based on the shrub species selected the industry standards for spacing, the applicant should provide 16 shrubs north of the new parking area. The City will require the applicant to enter into a Site Improvement Performance Agreement (SIPA) to document and help guide all the required improvements and changes as part of these conditions of approval. 13 Page 5 of 15 Signage There is an existing freestanding sign in the northeast corner of the site. No additional signage is proposed with this application. Any signage is required to obtain a sign permit prior to installation. Site Plan Summary The proposed site plan will need to be revised per the conditions found for the many different application below. This also includes giving specific setbacks for the now shown shed on site and all curbing types that match details provided. NEW- Variance for Exterior Storage with no screening The applicant has requested a variance from Section 1040.125 Subd. 4.E(3) to allow exterior storage accessory to the main use that is not screened from the public streets or surrounding properties. The plans show the new area across the entire southern portion of the site, however, Staff notes that the plans will need to be modified to ensure the required parking and drive aisles are not included in the storage area. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for – not prohibition of storage of vehicles in this area was included. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. These areas appear to have been used for storage of vehicles for a number of years based on Hennepin County aerials and the variance would formalize what has been occurring on site without restriction. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are unique to this small commercial property. The existing drainage ditch on the west property line and large easement on the south do not allow for fencing or screening that would make a meaningful difference while also maintaining fire access. The site will continue to function as it has for more than 30 years. 14 Page 6 of 15 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been storing items on the lot and the site design was limited. The variance will allow the property owner to improve the property to formalize the storage in compliance with current ordinance standards. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement and storage of items in an industrial district. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. NEW- Variance for Exterior Storage for items related to the automobile services and repair use not enclosed in principal structure The applicant has requested a variance from Section 1040.125 Subd. 4.C(5) to allow exterior storage of items accessory to the automobile services where all storage must be exposed completely in the principal structure. The current building is only large enough to contain service bays for active work on vehicles, and no additional storage for those awaiting services or parts. The applicant has applied for a CUP to have the exterior storage area and a variance to waive the screening requirements. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 15 Page 7 of 15 1.There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. The building does not have internal space to store any vehicles awaiting service and only vehicles that are actively being worked on. 2.That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. 3.That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been storing vehicles on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. 4.The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. It will also allow a business to continue operation. 5.The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 16 Page 8 of 15 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Variance for Drive Aisle The applicant has requested a variance from Section 1060.060 Subd. 4.C(2) to allow a drive aisle of 20.7 feet where 26 feet is required for 90-degree parking stalls. The existing plans from 1997 show a drive aisle of 24 feet, however the existing condition does not match and the business have been functioning with non-conforming parking and drive aisles for more than 30 years. This parking is an existing non-conformity and the improvements to the parking is permitted by Section 1030.010 of the City Code. Since the parking stalls were not striped and have been used informally, they would need to be brought into compliance with the current standards as part of the improvements. The plans do show a small shift inward of the curb from the existing gravel parking lot line, but this shift is not enough to account for the narrow drive aisle. The 57.7 distance between the drainage ditch and the building simply does not provide enough space for the standard parking stall depth of 18.5 feet, 26-foot drive aisle and the existing 6-foot sidewalk. There has never been adequate space on site to meet these requirements. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion 17 Page 9 of 15 into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been parking on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Variance for parking setback on the North property line The applicant has requested a variance from Section 1060.060 Subd. 4.A(1) to allow a 27.3-foot setback where 50 feet is required for a front yard parking setback. This variance request is required to build the site as proposed. The applicant has parking within the required 50-foot setback elsewhere on site; however, those areas were identified as parking before and have been grandfathered in from previous approvals. The stalls in this area are 60-degree parking stalls. The dimension of the parking stalls and drive aisle meet the ordinance standards; however, the angle of the parking and 18 Page 10 of 15 narrowness of the drive aisle will make backing out of the stalls difficult. The nature of this parking design will function similar to a one-way drive aisle. For this reason, staff has included a condition that these seven parking stalls be signed as “employee parking only”. This area was originally the septic tank and mound prior to the site connecting to municipal services. For this reason, the application requires a variance from the setback for the stalls along the north property line that were not approved previously. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The small lot is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot. The site was originally designed in 1986 and was reviewed again in 1997 when a new CUP was applied for. The area shown as new parking was once a septic mound and field and is the only area where the applicant can fit the additional parking for the proposed improvements to the site. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based is unique to this small commercial property, which has two street frontages and is constrained by regional drainage ditches on two property lines. The existing area was a septic tank and mound and is no longer needed as the site was required to hook up to municipal services. The area is needed to meet parking requirements of the existing use with today’s City Code. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The parking setback would be similar to the existing parking setbacks on site. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. This area will also be able to provide the required screening 19 Page 11 of 15 for parking areas. Landscaping must be provided to provide screening of three feet to screen headlights from the public street. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance, the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Conditional Use Permit Amendment The applicant has requested a CUP Amendment for the site. Section 1070.20 Subd. 6.C. provides standards for an expansion of the existing use for the dealer parking and the pavement of the parking and storage area on the lot. The current CUP for the dealer license and use accessory to the auto repair shop was approved in 1997 and restricted the CUP to five parking stalls in the rear yard. The new proposal is asking for six stalls, which would be relocated from the south side of the building to the new stalls on the north. All CUP amendments follow the same procedure as a new CUP and will need to be evaluated using the standards found in Section 1070.020 Subd. 3.G.: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The conditional use is compliant with the Comprehensive Plan. The Light Industrial land use designation specifically allows for limited vehicle sales, and the additional spot has operated prior. Additionally, adding the new spot will require the applicant to improve their existing stalls to match standards found in the City Code today which helps the City achieve its goals to facilitate the retention and expansion of existing businesses while promoting economic stability. 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 maintenance of this CUP for the dealer spot expansion will promote and enhance the general welfare as it will provide larger spaces and newer pavement 20 Page 12 of 15 that complies with today’s standards and helps with vehicles who are kept for longer periods of time be delineated from cars who are awaiting work. 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. The use is not injurious to the use or enjoyment of other property in the immediate vicinity as it exists today and will be expanded minorly. The existing CUP restricts the use of sales gimmicks like signs, banners., and stickers to attract attention to the vehicles. 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 establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. There are similar vehicle repair uses in the area, and the used car dealership part of this property is accessory to that. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities and services are available, and the expansion of one spot is not expected to have any impact on them. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations and as part of the other applications attached to this request. G. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. This includes reviewing compliance with the requirements of a Motor Vehicles, Boats, and Equipment Sales conditional use standards found in Section 1040.120 Subd. 4.D: 1. All sales shall occur on one lot. All sales will occur on the same lot 2. Parking areas for the outside storage and sale of vehicles, boats and trailers, shall be on impervious surface, either bituminous, concrete, or approved equivalent. 21 Page 13 of 15 The sales areas are paved and will be required to match the new paving of the rest of the parking lot area. 3. Interior concrete or asphalt curbs shall be constructed within the property to separate driving and parking areas from landscaped areas. The applicant will be paving and curbing the entire parking area as part of the site plan and will meet this standard. 4. All areas of the property not devoted to buildings or parking areas shall be landscaped in accordance with this Ordinance. The current site plan shows all areas not used for the building or parking as landscaped. 5. Off-street parking shall be provided for customers and employees in accordance with this Ordinance. Off-street parking that is separate from the six stalls is provided. 6. Parking for a motor vehicle, boat, or trailer sales shall not be less than 9 feet wide by 18.5 feet in length. The dealer stalls are currently shown as 9 feet by 22 feet. Staff finds that the standards for the CUP amendment have been met and has added any necessary conditions to the report to ensure compatibility with the past approvals and current City Code. These conditions include requiring the entire parking area on the site plan to be paved with a curb around the perimeter. The revised plans now show curbing and pavement for the entire site. The City Engineer’s review of the items will require improvements to both driveway entrances. While the driveways are noted as not up to City Standards for width, they have been functioning as their current size since 1986 and will be allowed to remain. Conditional Use Permit for Outside Storage The applicant has now requested a conditional use permit for outside storage. Staff finds no record of outside storage being approved as part of the prior approvals. However, the prior code may have permitted such storage without a conditional use permit. The current standards for Motor Vehicle, Boat or Equipment Repair in Section 1040.125, Subd. 4 (C.) requires the storage of damaged vehicles and vehicle parts and accessory equipment to be completely inside a principal or accessory building. The applicant has applied for a separate variance to address this concern as the storage will be used to store vehicles that are being repaired and worked on. 22 Page 14 of 15 Exterior storage is a conditional accessory use in the I-1 district subject to the following standards: 1. Storage area is blacktop or concrete surfaced unless specifically approved by the City Council. The entire parking lot area and proposed storage areas will be paved. 2. The storage area does not take up parking space or loading space as required to conform to the Zoning Ordinance. The dealer parking stalls have been moved to the new parking area on the north, but two of the western lots are shown in the storage area. These stalls are in excess of the number stalls required by code and may be used for storage of vehicles awaiting repair. 3. The storage area is screened from public streets and surrounding properties. The applicant could screen a small storage area with fencing to screen the materials in this area. However, the area available for screening is minimal and may not be worth the investment in fencing. The applicant has applied for a new variance to mitigate this issues and not provide any additional screening. The storage area will need to be revised to move it out of the required drive aisle and parking on the property. Figure 3 - outside storage area proposed by applicant (in red) Figure 4 - outside storage area proposed by Staff (in red) 23 Page 15 of 15 Summary The application would allow parking lot expansion and improvements on the site to allow this existing business to grow in Corcoran. Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and has found the requested items are incompliance with the ordinance standards with the findings and conditions in the draft resolution: 1. Site Plan approval for the proposed site improvements. 2. NEW- Variance to allow exterior storage of automobile repairs that are not enclosed in the principal structure as required. 3. NEW- Variance for exterior storage that is not screened from public streets or surrounding properties as required. 4. Variance for a drive aisle that is 20.7 feet in width where 26 feet is required for 90-degree parking. 5. Variance for parking on the north setback is 27.3 feet away where 50 feet is required. 6. Conditional Use permit Amendment to the 1997 CUP that permitted the Motor vehicle sales accessory use to increase the allowed number of dealer stalls from five to six. 7. Conditional Use Permit for accessory exterior storage. 5. Recommendation Move to recommend approval of the draft resolution approving the Site Plan, CUPA, CUP, and four Variances requested, subject to the findings conditions in the draft resolution. Attachments 1. Revised Draft Resolution Approving the Site Plan, CUPs and four Variances 2. City Engineer’s Memo dated December 22, 2025 3. Site Location Map 4. Resolution 1997-42 dated June 12, 1997 5. Applicant Narrative received August 18, 2025 and revised December 29, 2025 6. Site Plan and Survey received December 29, 2025 24 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AMENDMENT, CONDITIONAL USE PERMIT AND FOUR VARIANCES FOR THE PROPERTY LOCATED AT 7590 COMMERCE STREET (PID 26-119-23-11-0029) (CITY FILE NO. 25-030) WHEREAS, Sarah Rasmussen of Phil’s Quality Automotive (“the applicant”) requests approval of a site plan, conditional use permit amendment, conditional use permit and four variances to allow for the expansion and improvement of their auto repair and accessory vehicle sales business on property legally described as follows: SEE ATTACHMENT A WHEREAS, the Planning Commission reviewed the applications at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT 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. A site plan, conditional use permit amendment, conditional use permit and four variances are approved to allow for the improvement of the existing site and the increase in the number of dealer stalls from five to six as shown on application and plans received by the City on August 18, 2025 with additional information received on December 18, 2025 and December 30, 2025, except as amended by this resolution. 2. The applicant must comply with the City Engineer’s memo dated December 22, 2025. 3. A conditional use permit amendment is approved to increase the number of dealer stalls from five to six on the lot as restricted on Resolution 1997-42 subject to the finding that the applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The conditional use is compliant with the Comprehensive Plan. The Light Industrial land use designation specifically allows for limited vehicle sales, and the additional spot has operated prior. Additionally, adding the new spot will require the applicant to improve their existing stalls to match standards found in the City Code today which helps the City achieve its goals to facilitate the retention and expansion of existing businesses while promoting economic stability. b. The maintenance of this CUP for the dealer spot expansion will promote and enhance the general welfare as it will provide larger spaces and newer pavement that complies with today’s standards and helps with vehicles who are kept for longer periods of time be delineated from cars who are awaiting work. c. The use is not injurious to the use or enjoyment of other property in the immediate vicinity as it exists today and will be expanded minorly. The existing 25 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 2 of 7 CUP restricts the use of sales gimmicks like signs, banners., and stickers to attract attention to the vehicles. 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. There are similar vehicle repair uses in the area, and the used car dealership part of this property is accessory to that. e. Adequate public facilities and services are available, and the expansion of one spot is not expected to have any impact on them. f. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations and as part of the other applications attached to this request. g. All sales occur on the same lot as the repair services. h. The sales areas are paved and will be required to match the new paving of the rest of the parking lot area. i. The applicant will be paving and curbing the entire parking area as part of the site plan and will meet this standard. j. The current site plan shows all areas not used for the building or parking as landscaped. k. Off-street parking that is separate from the six stalls is provided. l. The dealer stalls are currently shown as 9 feet by 22 feet. 4. A conditional use permit is approved to allow accessory exterior storage in this resolution subject to the findings to the applicable criteria found in Section 1040.125, Sub. 4(E) (I-1 Conditional Uses) of the Corcoran Zoning Ordinance have been satisfied based on the following findings and conditions: a. Storage area is blacktop or concrete surfaced i. The plans must be revised to clearly identify the storage area on the plans and ensure it does not include any required drive aisles or parking. The storage shall only be permitted in the areas recommended staff in Figure 4 of the Planning Report. b. The storage area does not take up parking space or loading space as required to conform to the Zoning Ordinance. i. Only areas outside of the required parking and drive aisle areas may be used for storage. c. The storage area does not need to be screened from public streets and surrounding properties due to a variance as part of this approval. 5. A variance is approved from Section 1040.125 Subd. 4.E(3) to allow exterior storage accessory to the main use that is not screened from the public streets or surrounding properties as required subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for – not prohibition of storage of vehicles in this area 26 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 3 of 7 was included. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. These areas appear to have been used for storage of vehicles for a number of years based on Hennepin County aerials and the variance would formalize what has been occurring on site without restriction. b. The conditions upon which the petition is based are unique to this small commercial property. The existing drainage ditch on the west property line and large easement on the south do not allow for fencing or screening that would make a meaningful difference while also maintaining fire access. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been storing items on the lot and the site design was limited. The variance will allow the property owner to improve the property to formalize the storage in compliance with current ordinance standards. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement and storage of items in an industrial district. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 6. A variance is approved from Section 1040.125 Subd. 4.C(5) to allow exterior storage of items accessory to the automobile services where all storage must be exposed completely in the principal structure where required subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. The building does not have internal space to store any vehicles awaiting service and only vehicles that are actively being worked on b. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been storing vehicles on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. 27 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 4 of 7 d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. It will also allow a business to continue operation. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 7. A variance is approved from Section 1060.060 Subd. 4.C(2) for a drive aisle of 20.7 feet where 26 feet is required for 90-degree parking stalls subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. b. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been parking on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 8. A variance is approved from Section 1060.060 Subd. 4.A(1) to 27.3 feet where 50 feet is required for a front yard parking setback subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot. The site was 28 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 5 of 7 originally designed in 1986 and was reviewed again in 1997 when a new CUP was applied for. The area shown as new parking was once a septic mound and field and is the only area where the applicant can fit the additional parking for the proposed improvements to the site. b. The conditions upon which the petition is based is unique to this small commercial property, which has two street frontages and is constrained by regional drainage ditches on two property lines. The existing area was a septic tank and mound and is no longer needed as the site was required to hook up to municipal services. The area is needed to meet parking requirements of the existing use with today’s City Code. c. The granting of the variation will not alter the essential character of the locality. The parking setback would be similar to the existing parking setbacks on site. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. This area will also be able to provide the required screening for parking areas. Landscaping must be provided to provide screening of three feet to screen headlights from the public street. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 9. The approval of the site plan and conditional use permits are contingent upon approval of variances needed to bring the site into compliance with the current Zoning Ordinance. If some or all of the variances are not approved, the site plan must be revised to satisfy the Ordinance as written. 10. The applicant must pave the entire parking area, including curb and gutter as required by City Code. This includes the driveways and approaches. 11. The Motor Vehicle Repair use authorized by this CUP is limited to six working repair bays or lifts. 12. All damaged vehicles and vehicle parts and accessory equipment to be stored completely inside the approved exterior storage area. 13. The eight new 60-degree parking stalls shall be signed as “Employee Parking Only”, with the understanding that up to six of the stall may also be used for dealer parking. 14. The landscape plan shall be revised to provide a minimum of 16 shrubs to screen the new parking stalls on the north to a height of 3 feet. a. The western parking area should be screened where possible. 15. The applicant must enter into an encroachment agreement with the City for the existing encroachment of the parking and paved area on the southern part of the property into the recorded 50-foot drainage and utility easement. 29 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 6 of 7 16. The applicant shall enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 17. FURTHER, that the following conditions must be met prior to beginning site work: a. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. b. Record the approving resolution at Hennepin County and provide proof of recording to the City. 18. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings are correct and in compliance with the plans and specifications will suffice. 19. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this xxxx day of January 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson, City Clerk 30 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-XXX Page 7 of 7 Attachment A West 174.58 Feet of Lot 1, Block 3, COUNTRYSIDE PLAZA, Hennepin County, Minnesota, according to the recorded plat thereof. 31 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: Phils Quality Auto – Site Plan Review Date: December 22, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Certificate of Survey Design by Northwestern Surveying and Engineering, Inc Dated 12/12/25 Comments: 1. The proposed site plan includes updates to the parking lot and drive aisles north and west of the building. 2. The site plan shows 24 parking stalls along the western and northern sides of the building along with 6 dealer parking spaces to the north of the building. The standard parking stalls appear to meet City standards. 3. The applicant is proposing a 20.7 ft drive aisle which is less than the 26 ft as outlined in City Code. Given the fixed location of the existing building and the adjacent drainage ditch west of the parking lot which conveys runoff from the larger business park, the applicant appears to be maximizing the available space for parking and the drive aisle. The applicant has provided 8 parking stalls to the north of the building and 18 stalls to the west of the building. Given the two access locations which allows for through access, the narrower drive aisle appears reasonable for access. 4. The application is proposing curb and gutter and bituminous pavement along the north, west and south of the building. The pavement generally drains south and northwest of the site. Which matches the existing conditions. 5. The site plan should note if the existing culverts will remain in place or are being replaced with the proposed project. 6. The proposed improvements are below the necessary thresholds for a stormwater management plan. 7. The grading plan shows contours on a .2’ interval in the parking lot and 1’ interval outside the parking lot which. The plan should be updated to provide consistent intervals throughout and spot elevations at low points and other key drainage locations. 8. The proposed contours should be connected to the existing contours around the entirety of the lot. Currently the two gradings do not appear to be transitioned to one another. 9. The building was recently connected to City sewer and water, north of the building. 10. The runoff from the parking lot drains west into the existing ditch. A spillway, catch basin or similar measure of erosion protection should be added where low point drains into the adjacent ditch to protect against scouring. The plan currently notes riprap at the outlets. Details should be added to identify the type of riprap and limits. End of Comments 32 Hennepin County Property Map Date: 10/27/2025 Comments:PARCEL ID: 2611923110029 OWNER NAME: Kerber Family Wealth Trust PARCEL ADDRESS: 7590 Commerce St,Corcoran MN 55340 PARCEL AREA: 1 acres, 43,559 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Industrial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $462,000 TAX TOTAL: $18,011.60 ASSESSED 2025, PAYABLE 2026 PROPERTY TYPE: Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $462,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2025 1:1,200 33 34 35 36 TO WHOM IT MAY CONCERN, This narrative is to describe the plan and describe why we are asking for a variance for the parking lot in both set back on the north side of the lot and the parking size and aisle width for the west side of the lot. These items were addressed in the first letter. Some changes were made at the first meeting at the city to make a few changes and here are those. The storage area of the parking lot will be the area indicated in red marking and will be used for cars that are in the middle of long term build or restoration work. We are requesting the variance for the fencing on the storage area as our lot will not allow us to do so in a manner that fits with the public safety concern. We have updated to the full lot to be tared and curbing to be put in per the updated request and have worked with changing the plans to show this as well. Respectfully, Phillip J Kerber Owner Phils Quality Automotive Inc. 37 13 . 9 22 . 0 9. 0 5.0 BOLLARDS (7) 1 . 2 6 % 2 . 7 6 % 2.24 % 2.24 % 1.8 8 % 1.08% 3 . 3 3 % 1.06% 2 . 2 8 % Z-18 CURB B4-12 CURB LOW POINT 27 . 3 20 . 1 5. 0 9. 0 4.0 18.0 18.5 9. 0 18.5 9. 0 20.7 22 . 0 50 . 0 10.0 10 . 0 Drainage Easement 10.4 RIP-RAP 2 . 5 6 % 2. 8 7 % 2. 7 7 % 2.93% 1. 7 6 % 1.91% 4 . 3 1 % 2.24 % 972.033 LOW POINT RIP-RAP B4-12 CURB Z-18 CURB Z-18 CURB P P P PWWWW W 38 X X X P W 0. 8 0. 3 0.5 1.0 1.5 0. 5 39 STAFF REPORT Agenda Item: 7.a Council Meeting: January 6, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Other Business - Planning Commission 2025 Annual Report and 2026 Priority Setting Action Required: Summary Enclosed is a draft annual report for work completed in 2025. The Planning Commission is asked to provide direction on the proposed 2026 priorities they would like to forward to the City Council for their consideration. Staff will incorporate the identified priorities in the 2025 Annual Report that is expected to be forwarded to City Council at a January meeting (the exact date is to be determined). Staff asks the Commission to review the report. If commissioners would likes to make any changes to the draft, please provide feedback to staff. Please feel free to reach out to staff with any questions. Council Action Attachments 1. Draft 2025 Planning Commission Annual Report.pdf 40 Page 1 of 2 . MEMO Meeting Date: ___________, 2026 To: City Council From: Planning Commission Re: Planning Commission 2025 Annual Report and 2026 Priorities As requested by the City Council, the Planning Commission is to update the Council on activities of the previous year and priorities for 2026. The following are some of the activities completed by the Planning Commission in 2025: 2025 Summary of Reviewed Items • Conditional Use Permit (CUP) for an accessory structure for Jordan Spaeth. • Amendment to the Northeast Design Guidelines related to building materials and parking standards. • Preliminary Plat, Site Plan, CUP, and Variance for Kwik Trip. • Preliminary Plat and Site Plan for Brockton Business Park. • Preliminary Plat and Rezoning for “Chastek Farms”. • Comprehensive Plan Amendment for 10110 County Road 116. • Zoning Ordinance Amendment to allow Commercial Kennels in the Rural Residential district. • Site Plan and Variance for St. Thomas the Apostle. • Site Plan and Conditional Use Permit for New Mahavan Temple. • Preliminary Plat and Variance for Kariniemi Acres 2nd Addition. • Site Plan and Variance for Heritage Park. • Preliminary Plat, CUP, and Variance for Arens Norling OS&P. • Zoning Ordinance Amendment to allow Agribusinesses in the Rural Residential district. • Comprehensive Plan Amendment for Heritage Park. • Site Plan, Interim Use Permit, and Zoning Ordinance Amendment for M&J Creekside Vineyard. • Site Plan and Interim Use Permit for High Point Gardens. • Conditional Use Permit and Site Plan Amendment for Rush Creek Golf Course. • Variance for St. John’s Lutheran School. • Site Plan, Interim Use Permit, and Conditional Use Permit for All-Seasons American Service Animals. 41 Page 2 of 2 • Site Plan, Conditional Use Permit, and Variance for Phil’s Quality Automotive. • Preliminary Plat and Subdivision Ordinance Amendment for Schmids Hidden Valley 3rd Addition. • Conditional Use Permit for an Accessory Structure for Josh Brandsted. Totals • Site Plans: 9 • Conditional Use Permits: 8 • Variances: 7 • Preliminary Plats: 6 • Zoning Ordinance Amendments: 4 • Interim Use Permits: 3 • Comprehensive Plan Amendments: 2 • Subdivision Ordinance Amendments: 1 • Rezoning: 1 • Public Hearings: 19 2025 Priorities At the end of 2024, the Planning Commission identified a number of goals to achieve during the 2025 year. The following are some of the goals that were addressed by this commission: • Review Landscaping Standards o How can we preserve a diversity of environmental habitats through these standards other than requiring planning of trees and shrubs? o Can we credit projects for preservation of existing trees and habitats? • Provide support to the City Council in finalizing the Commercial and Industrial standards. • Community Farms, Community Gardens, and Agribusiness o How can we support and encourage these uses withing the Zoning Ordinance? o Also discussed encouraging the creation of “agrihoods”.  Is this supported through the existing Open Space and Preservation plat process?  Are additional Subdivision Ordinance/Zoning Ordinance changes needed?  Is this feasible to incorporate within the MUSA? • Review Home Occupation Ordinance o Encourage and support businesses that are compatible with residential neighborhoods. o Make the ordinance clearer and easier to navigate for residents. o Where can the current process be improved? • A Zoning Ordinance Amendment to allow more accessory structures to be approved administratively to reduce the number of Conditional Use Permits. • Consider increasing the notice of public hearing radius within the rural area from 500 feet to 1,000 feet. 2026 Priorities Much of the Planning Commission’s goals established for 2025 will continue into 2026, as many initiatives are ongoing and require additional time to fully implement. The Planning Commission appreciates the support of the City Council and requests feedback on its proposed priorities for 2026. 42 STAFF REPORT Agenda Item: 7.b Council Meeting: January 6, 2026 Prepared By: Dwight Klingbeil, Planner Topic: City Council Report - Council Liaison Vehrenkamp Action Required: Council Action 43 STAFF REPORT Agenda Item: 7.c Council Meeting: January 6, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Planning Project Update Action Required: Council Action Attachments 1. 2026-01-06 Planning Project Update.pdf 44 Page 1 of 3 MEMO Meeting Date: January 6, 2026 To: Planning Commission From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. All Seasons American Service Animals (PID 03-119-23-20-0005) (City File 25- 24). Maureen Clipperton requests approval of a site plan, interim use permit, and a conditional use permit to allow the operation of a Commercial Kennel to train service animals on her property at 10800 Trail Haven Road. This operation would require the expansion of an existing accessory structure on site, which would result in a footprint that exceeds the cumulative accessory structure footprint of the property to 3,969 square feet. This item was reviewed and approved by the City Council during the November 13, 2025, Regular Session. 2. M&J Creekside Interim Use Permit & Site Plan (PID 08-119-23-23-0017) (City File 25-026). Margaret and John Fernandez request approval of a site plan and interim use permit to allow the operation of a wine tasting room at 23020 County Road 30. The operation would consist of wine sales, production, and processing. This item was reviewed by the City Council during the October 23, 2025, regular session. After some discussion, the Council approved the IUP and Site Plan with the conditions that the maximum number of guests be limited to 88, the hours of operation be limited to 12pm-9pm Thursday through Saturday, and 12pm-6pm on Sundays, and additional screening to be provided along the northwest and south sides of the parking lot. The applicants have also requested approval of an after-the-fact variance from the Shoreland Overlay District standards for a structure that was constructed within the minimum setback area from Rush Creek. This is complete for City review and is scheduled for the February 5, 2026, Planning Commission meeting. 45 Page 2 of 3 3. Phil’s Quality Auto Site Plan & Variance (PID 26-119-23-11-0029) (City File 25- 030). Phil’s Quality Auto request approval of a Site Plan and Variance to allow the expansion of their parking lot within the minimum front yard setback area at 7590 Commerce Street. This item was reviewed and approved by the City Council during the November 25, 2025, meeting. Following the meeting, the applicant met with staff to discuss the project further. The applicant submitted a request for additional variance. This item is complete for City review and is scheduled for the January 6, 2026, Planning Commission meeting. 4. Schmids Hidden Valley 3rd Addition (PID 04-119-23-42-0006) (City File 25-034). Michael & Judith Ball request approval of a preliminary plat for a three-lot subdivision at 21900 Oakdale Drive. This item was reviewed by the City Council during the November 25, 2025, meeting. After some discussion, the Council approved the preliminary plat with the condition that a public roadway be installed to serve the new driveways rather than a shared private driveway. 5. Brandsted Garage CUP (PID 27-119-23-43-0003) (City File 25-036). Josh and Kelsey Brandsted request approval of a Conditional Use Permit to allow the construction of an accessory building that would contain sidewalls that exceed the maximum sidewall height of 10-feet and would result in the property’s cumulative accessory structure footprint to exceed 3,969 square feet This item was reviewed and approved by the City Council during the November 25, 2025 meeting. 6. Lano Equipment Concept Plan (PID 31-119-23-34-0007) (City File 25-037). Lano Equipment submitted a concept plan for Council review and feedback of a potential redevelopment of their site located at 23580 State Highway 55. The City Council provided informal feedback to the applicant during the November 13, 2025, City Council meeting. 7. Cook Lake Highlands PUD Amendment (PID 25-119-23-14-0026) (City File 25- 039). Amira Investments LLC request approval of a PUD amendment to allow an increase of impervious surface of the site at 7330 Brockton Lane, from 39.8% to 40.2%. This item was reviewed by the Council during the October 23, 2025, Regular Session. After some discussion, the Council approved this application 5:0. 8. Woodland Hills Easement Vacation (PID 36-119-23-33-0037) (City File 25-042). Hanson Builders request vacation of a portion of a drainage and utility easement located at 19714 63rd Place. This item is complete for City review and is scheduled for the January 8, 2026, City Council meeting. 9. St. Therese Phase 2 Site Plan (PID 24-119-23-32-0004) (City File 25-043). Saint Therese of Corcoran submitted a site plan for phase 2 of their campus, which would consist of 36 additional units at 19800 79th Place. This item is incomplete for City Review and is not currently scheduled for any upcoming City meetings. 10. Kariniemi Orchards Preliminary Plat (PID 11-119-23-21-0002) (City File 25-044). Nate Kariniemi submitted a preliminary plat application for a 12-lot subdivision at 20400 County Road 30. This item is incomplete for City Review and is not currently scheduled for any upcoming City meetings. 11. Continental Springs Concept Plan (PID 12-119-23-13-0007) (City File 25-045). 46 Page 3 of 3 Ebert Companies and Continental Properties submitted a conceptual master plan for a mixed-use development at 19330 County Road 30. This item is incomplete for City Review and is not currently scheduled for any upcoming City meetings. 47 STAFF REPORT Agenda Item: 8.a Council Meeting: January 6, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Commission Liaison Calendar Action Required: Summary Suggested City Council Meetings: 01/28/2026: Kozicky 01/22/2026: Lind 02/12/2026: Zachman 02/26/2026: Brummond 03/12/2026: Hargreaves 03/26/2026: Kozicky Council Action 48