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HomeMy WebLinkAbout2025-03-06 Planning Commission Minutes Corcoran Planning Commission Minutes March 6, 2025 - 7:00 pm The Corcoran Planning Commission met on March 6, 2025, in Corcoran, Minnesota. Four 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, Kozicky, and Lind were present at the start of the meeting. Also present: Community Development Director Davis McKeown, Planner Klingbeil, 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 Lind, to approve the agenda for the March 6, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion: Made by Lind, seconded by Hargreaves, to approve the minutes for the February 6, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). 6. New Business a. . Public Hearing. Kwik Trip Preliminary Plat, Site Plan, Conditional Use Permit, and Variance (City File 23-006). ii. Staff Report Community Development Director Davis McKeown presented the Staff Report. ii. Open Public Hearing Kim Heiden – 10182 Ironwood Court, addressed the Commission regarding the variance for the project. He was concerned that there were right turn lanes on the Maple Grove side, but not on the Corcoran side. He said that there should be right turn lanes on the Corcoran side. He expressed concern about the store being open 24-hours a day and asked whether the applicant would consider 6am-10pm hours. He expressed concern with the lighting and asked what the illumination levels were at a Kwik Trip nearby and whether that would be the same as the proposed project. He said that the landscaping should be a requirement for the site. He said the current Kwik Trip locations are located near four-lane highways and that the project would be on a two-lane highway. He said there would be issues with increased traffic with it being a smaller highway. Sandra Robinson – 9848 Alvarado LN N, addressed the Commission with a letter from a neighbor, Susan Olsen, who lives at 9841 Alvarado LN N. Olsen had concerns with the Kwik Trip project because the commercial property would be inappropriate for the area due to the proximity of the proposed project to residential areas and the possible increase in traffic. She had concerns about the disruption of a 24/7 business would have on the residents who live close to the proposed project. She expressed concern over traffic and the possibility of more traffic accidents due to the proposed project. She suggested there were better suited land options within the City of Corcoran. Craig Mattson – 10174 Ironwood Court, addressed the Commission regarding the applicant has met most of the requirements set forth by the city. He said that there are aesthetic issues such as the traffic, noise, and light. He suggested that the City of Corcoran should allow Kwik Trip to build in another area that is not adjacent to current housing developments. Chris Debold – 9705 County Road 101, addressed the Commission regarding some of the concerns made by members of the public. He said that he is a fan of Kwik Trip and frequents one specifically that is on a two-lane highway. He explained that they need to revamp the area and asked for patience that with the public as they work with city staff to redevelop the area. He said regarding parking that there could be a parking requirement and that the lighting at Kwik Trip would likely be less intrusive than the lights Mama G’s uses for the volleyball courts. iii. Close Public Hearing Motion: Made by Kozicky, seconded by Brummond, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 4:0). iv. Commission Discussion & Recommendation Dean George (Applicant) addressed the Commission and explained the backstory regarding the land acquisition and how they have reached their current point in the process. He explained that with the project there would be access improvements to help with increased traffic. He said Kwik Trip is investing in infrastructure that will help grow the area as well. He said there are improvements that can be made to the plan regarding traffic flow to help address some of the issues brought forth. He explained the lighting would be recessed and that the lighting would not be intrusive to the surrounding area. He would like to detangle the intertwined nature of the requirements between Kwik Trip and Mama G’s sharing a plat. Chair Brummond said as a point of clarification that the CUP for the motor fuel station can be recommended for approval and is not contingent on the variance request from Mama G’s. Community Development Director Davis McKeown said that they could go that route but then it would require the site plans to be adjusted if the variances were not also approved. Chair Brummond asked if it was helpful to go through each individual item or that the discussion should be all encompassing. Community Development Director Davis McKeown said the Commission could start with discussing the variances. Chair Brummond agreed that the Commission would first discuss the variances. Commissioner Hargreaves asked why there needed to be a roadway that wrapped around the project site. Community Development Director Davis McKeown said that is part of the NE District Plan and that this starts the process of the internal road network. Commissioner Hargreaves asked if the road in Bellwether that begins to head south would connect to the project’s road. Community Development Director Davis McKeown said that it would eventually connect as other projects developed. Commissioner Hargreaves expressed his concerns regarding the project first with the potential light pollution. He felt the ambient light pollution would be significant to the neighborhood. He asked if there was anything else that could be done to mitigate the possible light pollution. He asked if the applicant considered additional landscaping to help with light pollution. Dean George (Applicant) said there wasn’t much further that could be done with landscaping to help with light pollution. Community Development Director Davis McKeown asked if Commissioner Hargreaves wanted to go through the options for ambient light mitigation. Commissioner Hargreaves clarified he wanted to express his current concerns. His next concern was with the potential noise from the site and what the impact might be. His final concern was the site being next to a wetland and asked if anything was being done to prevent petroleum from affecting the wetlands. Community Development Director Davis McKeown clarified that the wetland did not border the Kwik Trip site. She said most sites have wetlands, but the Kwik Trip site happens to have none in the vicinity. Dean George (Applicant) explained some of the regulations and precautions taken place when building a gas station and that overall, it’s highly regulated to prevent negative impacts from the site. Chair Brummond asked if Commissioner Hargreaves would like to continue the conversation about ambient light mitigation. Commissioner Hargreaves said the Commission could table the discussion until the other commissioners have spoken. Commissioner Lind asked about the traffic study and whether that was included. Community Development Director Davis McKeown confirmed that it was included in the Feasibility Report. She explained further details that were found in the report regarding traffic. Commissioner Lind asked regarding Mama G’s being a party in the agreement in the application, but not in the staff report. She asked for further details as to whether Mama G’s was a party in the agreement. Community Development Director Davis McKeown explained it was an agreement between the City of Corcoran and the City of Maple Grove. The City of Maple Grove has no preference whether the city continues to service the property and would leave that up to the City of Corcoran. She said technically Mama G’s is not a party to the agreement. Chair Brummond asked if the other businesses that wanted to defer hookup were they facing eminent reconstruction plans when they made the request. Community Development Director Davis McKeown said she did not believe so. Chair Brummond asked could there be a termination date attached to a permit. Community Development Director Davis McKeown explained it wasn’t within the Commission’s purview to make a recommendation on the variance as it’s more of a Public Works issue. Ann Loff (Mama G’s Owner) addressed the Commission regarding the history of the Mama G’s site. She explained to be required to hook up to utilities to a building that will be demolished and built elsewhere on the site was the issue. Chris Debold (Mama G’s Owner) asked why Mama G’s issues were being discussed when the project was regarding Kwik Trip. Chair Brummond explained that the variances were included in the site plan as to why Mama G’s was part of the discussion. Commissioner Lind asked about the C-2 Commercial District. She asked what other types of businesses would be allowed. Community Development Director Davis McKeown said the focus is on the project at hand and recommendation for denial should not be based on what other businesses could be built in an area. She said that the C-2 Commercial District is zoned for retail businesses that serve a larger region and serve motorists. She explained a variety of different businesses that could be included in the District and there purpose as for larger commercial uses. Commissioner Kozicky addressed some of the general issues voiced regarding the development. She said that with some adjustments that the applicant was abiding by the CUP requirements. She explained using evergreens and other trees would be helpful with blocking some of the light and traffic from the site. Community Development Director Davis McKeown showed the Commission the Site Improvement Plan maps that showed the plan for landscaping. Commissioner Kozicky said the more screening would be helpful. Commissioner Hargreaves agreed that more screening throughout the property would help. Community Development Director Davis McKeown explained some of the limitations of what could be done regarding landscaping. She said what she was hearing was a desire to have a conditional approval of additional landscaping along the boundaries and more spruce. Commissioner Brummond said if the trees die then the applicant would have no requirement to replant. Community Development Director Davis McKeown said that they could make a requirement for landscaping maintenance. Commissioner Lind said regarding the parking that it wasn’t feasible the property would have enough parking when it’s busy. Dean George (Applicant) gave a timeline of opening in 2026 and that Mama G’s would have time to figure out parking issues. Chris Debold (Mama G’s Owner) said that they wouldn’t have parking issues considering the amount of space the property has. Community Development Director Davis McKeown explained that to meet parking requirements Mama G’s would need to expand their parking lot to the west. Chris Debold (Mama G’s Owner) said they were considering reducing the amount of volleyball courts to help with parking. Community Development Director Davis McKeown said that the city would need a new site plan if it wasn’t currently included or added to the current plan, but if that were the case it would help with the parking requirements. Commissioner Lind said she would like to see future plans for remodels that would meet requirements. Community Development Director Davis McKeown said they couldn’t add conditions to the project depending on future development. Chair Brummond directed the Commission to focus on the other variances at hand. Commissioner Hargreaves asked if the car wash hours could be limited. Community Development Director Davis McKeown said the hours of the drier could be limited as they (Kwik Trip) had done it on previous projects. Chair Brummond quickly addressed the other variances to see if the Commission had other questions or recommendations. Commissioner Hargreaves asked if the City Council would know about the issues that the Commission addressed. Chair Brummond said the issues would be addressed but that if the Commission wants to make specific conditions of approval that the Commission could. Commissioner Hargreaves would like to see additional landscaping on the east and north side. Motion: Made by Brummond, seconded by Kozicky, to recommend approval of the Preliminary Site Plan CUP with the removal of the condition for 24-foot width between pumps and a condition of approval additional landscaping on the east and north side of the site. Voting Aye: Brummond, Hargreaves, Kozicky Voting Nay: Lind (Commissioner Lind voting nay because the Commissioner wanted to recommend approval of the third variance specifically). (Motion passed 3:1). b. Public Hearing. Brockton Business Park Preliminary Plat & Site Plan (City File 24-047). i. Staff Report Planner Lindahl presented the Staff Report. ii. Open Public Hearing Jim Howe – 10410 Brockton Lane N addressed the Commission regarding the potential in increased truck traffic in the area due to the proposed project. He wants to mitigate the noise for the campers they have at their campground. He said some of their site may not be able to be used by campers because of the noise. He also has concerns about potential light pollution and that the applicant adheres to mitigating possible light pollution. Theresea Prescott – 10660 Brockton Lane addressed the Commission regarding the light pollution and sound pollution. She said her view from her house will be altered because of the project and she hopes the developer will take into consideration her concerns. Brandon Champeau (Applicant) – 10050 Crosstown Cir addressed the Commission regarding the impact of the site. He said they are working to utilize environmental mitigation efforts as well as light and noise pollution mitigation efforts. He said they have worked to meet and exceed the NE Design Standards and to help improve roadways through the project. He said there is about $6 million dollars’ worth of investment that in his opinion impacts public improvements to the area. He says the project will attract high quality businesses and employers where up to 500-700 employees would work. He said the project will create a large amount of tax revenue for the city. He said concerning traffic that they keep truck traffic to the interior of the site. He said noise mitigation will be done by the landscaping. He said the light mitigation will be done by using LED lights that cut off light from a distance. He further explained there were noise ordinances and requirements that businesses would adhere to. iii. Close Public Hearing iv. Commission Discussion & Recommendation Commissioner Lind asked about the specific concern from Public Safety about accommodating a fire truck in the space between the two buildings. Planner Lindahl addressed the public safety issues in the report. She said that the public safety concerns will be met. Chair Brummond asked if there could be a sign put out for J breaking. Planner Lindahl said it was considered but that the Police Chief did not recommend it for a variety of reasons. She said it could be readdressed with the City Council with the project at hand. Chair Brummond asked about the northern street that will be connected in the future asked about what the turn lanes would look like. Planner Lindahl said that this was under Hennepin County’s purview and that a left turn lane was not required at the time. Chair Brummond asked about the regulations regarding the eagle’s nest on the property. Planner Lindahl said the EAW includes protections for animals on the site. Chair Brummond stated that what has come up more than once is the size of the trunk for landscaping. She said they were told by landscapers it was not feasible. Commissioner Kozicky said she felt the project was well thought out and liked the project due to the design considerations. Chair Brummond asked about the truck bay and whether there was staggering with the buildings. She asked where that leaves the truck bay until the buildings are built. Brandon Champeau (Applicant) said to maintain flexibility that they would minimize the truck bay to one until necessary. Commissioner Kozicky said she was pleased that Nelson International was a good partner and expected this to be similar. Commissioner Hargreaves said he appreciated the additional landscaping on the ends of the site. Commissioner Hargreaves asked if the amount of parking spaces was necessary. He also asked about possible elevation issues. Brandon Champeau (Applicant) explained that the elevation was typical for the site as it stands. Commissioner Hargreaves asked if there would be a lot of truck traffic on 101 because much of the fill was coming from on site. Brandon Champeau (Applicant) confirmed that was correct. Commissioner Hargreaves asked if there were lights on the building. Brandon Champeau confirmed there was a standard for typical building lights. Commissioner Hargreaves asked about precast and what was allowed in the District. Community Development Director Davis McKeown that the City Council made a change to the Business Park District with precast requirements for Industrial and Light Industrial Districts. Commissioner Hargreaves asked if it was acceptable that the precast was painted. Planner Lindahl said that it was common to have painted precast and that it’s a durable product and consistent with the intent of an industrial district. Commissioner Hargeaves reiterated his concern with light pollution because of how large the building is. He also had concerns regarding the façade. Brandon Champeau (Applicant) agreed that they could look at options to break up the façade. Commissioner Hargreaves asked about fall windows and how the would play into this project. Community Development Director Davis McKeown believed Commissioner Hargreaves was talking about the Commercial and Industrial Update which was not currently in effect. Commissioner Hargreaves asked if it could be a condition of approval. Chair Brummond said that it could not be a condition of approval if the project met the current design standards. Community Development Director Davis McKeown said the Commission could ask for it but not make it a condition. Commissioner Hargreaves confirmed he would like to ask for that. Brandon Champeau (Applicant) asked if the request was for more glass. Commissioner Hargreaves said that it was the general composition of façade needed more work in his opinion. Brandon Champeau (Applicant) said that there was going to be additional windows added to the building and that they will be adding more glass to the façade. Commissioner Lind agreed with others that the proposal was complete and that she said she was appreciative. Motion: Made by Lind, seconded by Brummond, to recommend approval of Preliminary Plat & Site Plan for Brockton Business Park (City File 24-047). Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). c. Public Hearing. Chastek Family Farm Preliminary Plat & Rezoning (City File 25-001). i. Staff Report Community Development Director Davis McKeown presented the staff report. ii. Open Public Hearing (None). iii. Close Public Hearing Motion: Made by Brummond, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 4:0). iv. Commission Discussion & Recommendation Chair Brummond made a comment that this project has fewer homes than what was introduced to the Commission a year ago. She said that now instead of coming as a PUD that the project was coming as a rezoning request. Commissioner Kozicky asked about the upper left corner of lot 10 whether the road was a cul- de-sac. Community Development Director Davis McKeown said it would have to be a cul-de-sac or a hammerhead. Commissioner Kozicky asked what would happen with the rest of lot 10. Community Development Director Davis McKeown said it would become part of the out lot or absorbed by another lot. Commissioner Kozicky asked if any of the subdivisions allow people to buy lots and come in with their own builders. Community Development Director Davis McKeown said it’s possible but generally not done that way and it’s more economic construction to not. She said although it has been seen in rural areas and there are some developments with custom built homes which gives the owner more say over the design. Commissioner Kozicky clarified that the subdivisions are very generic, and she wondered if there could be something done about that. Commissioner Kozicky asked if the existing lot near Maple Hill Road would still be served by that road. Community Development Director Davis McKeown confirmed that was correct, but the plans show how it could be served by the new public road. Commissioner Kozicky asked about the driveways that needed to be extended by two feet and if that was needed for some lots. Community Development Director Davis McKeown said there were some lots that needed that and that there were multiple strategies to fix the issue. Commissioner Lind asked if the property as RSF-2 would not be possible because it must be three units an acre. Community Development Director Davis McKeown that it would be likely true of this site. Commissioner Lind had some concerns regarding congestion since it would be denser than what was planned for the area. Community Development Director Davis McKeown said it’s coming in at the low-end regarding density. She said the applicant is looking to change the zoning, but not the land use guiding. Chair Brummond asked if other projects that were surrounding the area would have a similar request. Community Development Director Davis McKeown clarified that versus the other projects that they would be fairly large sized lots. Chair Brummond said she thought this made sense and that in the upcoming Comprehensive Plan it should be looked at how to make smaller lots for the area. Commissioner Lind asked about the Met Council recent announcement regarding density that three units an acre in the future might change. Community Development Director Davis McKeown said that more approval currently at the lower end of the MUSA but that it would have to be looked at in the future for strategic density and strategic low density. Commissioner Kozicky asked if there was a map for density. Community Development Director Davis McKeown said the Land Use Map had some of those density specifics. Chair Brummond asked if the cul-de-sac would become the ghost plat. Community Development Director Davis McKeown clarified where the possible roadways would be. Chair Brummond asked when the road improvements would happen for Maple Hill Road. Community Development Director Davis McKeown said it was a two-phase development and that it would depend. Chair Brummond asked if Fir Lane would be used for construction traffic. Community Development Director Davis McKeown said the final plat would have some of these questions answered. Chair Brummond asked about the possible trail and fencing. Community Development Director Davis McKeown said a fence would be included, but outside of any required easements. Commissioner Lind suggested that the applicant consider not having an HOA. Ben Krsnak (Applicant) said the site would have an HOA because of the wetlands. Community Development Director Davis McKeown said due to factors like stormwater and wetlands would need an HOA and it can be burdensome without an HOA for individual homeowners. Commissioner Lind clarified her general point was for the community to aesthetically not be homogenous and look different from the surrounding communities. Motion: Made by Kozicky, seconded by Hargeaves, to recommend approval of Preliminary Plat & Rezoning for Chastek Family Farm (City File 25-001). Voting Aye: Brummond, Hargreaves, Kozicky Voting Nay: Lind (Motion passed 3:1). d. Public Hearing. Lother Comprehensive Plan Amendment (City File 25-002). i. Staff Report Planner Klingbeil presented the staff report. ii. Open Public Hearing Jason Bartels 19795 Hunters Ridge – addressed the Commission that the safety on Highway 116 is the reason for the change. He felt there could be a new road built without the addition of houses at the proposed site. He had concerns about increased traffic in the area because of the proposed project. He believed that the amount of housing was not respectful to other neighbors. His concern was that the applicant referred to revenue for the city through water and sewer and said the project should stand on its own merit. He would like to see a map of the project. He had concerns about lights and screening as well. He asked that the applicant adhere to the current code and that the Commission should deny the application. Dave Thompson 19780 Hunters Ridge – addressed the Commission and said he would have never built his house if he had known there would be a development in the future adjacent to his property. He said there would be six properties overlooking his house and that he would lose privacy. He acknowledged there would be screening, but he was unsure of what that would look like. Kathy Dickinson 19725 Hunters Ridge – addressed the Commission that she understood there will be change. She believes the requirements should not be changed so quickly and what that might look like for Corcoran. iii. Close Public Hearing Motion: Made by Brummond, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 4:0). v. Commission Discussion & Recommendation Josh McKinney (Applicant) addressed the Commission by explaining the process with the city that has gotten the project to this point. He explained they were able to figure out how to subdivide at the lowest possible density. He addressed some of the issues that have been brought up about the project. He said regarding the road to the water plant that he believed the Lother’s would sell land for a road to the water treatment plant. He said regarding the city fixed costs guided by the MUSA that the development helps offset some of those costs. He explained there will be mitigation measures to help with some of the neighbor’s concerns, but that would come at a later stage in the project. He said they asking for the amendment before the project spends money on the project further. He requested public feedback and feedback from the city as the process continues. Chair Brummond had concern over the conservation piece of the area and how it might affect the land. Planner Klingbeil clarified that the conservation piece is regarding having low density housing versus conservation of the land itself. Community Development Director Davis McKeown said there was a tree line on the property that they were trying to conserve as well. Chair Brummond was uncomfortable doing this project outside of the 2050 Comprehensive Plan. She further explained some of her concerns and hesitation to the project overall. Commissioner Kozicky agreed that the project seemed out of place for the area. She asked the applicant if the existing homes and structures would remain. Josh McKinney (Applicant) – explained that some would, but that some were in disrepair. He also clarified the project would likely be 21 homes and not 22. Chair Brummond asked if the area is RSF1 that why it can’t be subdivided. Community Development Director Davis McKeown explained that with the current land use guiding that it was not able to be subdivided. Chair Brummond asked how the city gets to a point where the zoning will not allow for subdivision. Josh McKinney (Applicant) explained it was the only option afforded to them. Commissioner Lind asked if the property could be rezoned with three lots like the neighboring community. Community Development Director Davis McKeown explained the city would have to establish a new land use designation and a drastic departure from the 3.3 units an acre. She said it could be financially unfeasible to get utilities and public roads with smaller developments. Commissioner Lind said there could be a middle ground for housing developments. Chair Brummond had future concerns about what development would look like when she felt there weren’t enough options. Brian Lother (Applicant) – addressed the commission about whether he has the right to subdivide as a property owner now and not in the future. He said he wanted to sell his land but continue to give the land and city integrity and be mindful regarding development. He said he has a right to subdivide because of the current city ordinances. Chair Brummond asked staff if the applicant did have the right to subdivide under city ordinance. Community Development Director Davis McKeown said the existing residential land use category does not contemplate further subdivision so for a subdivision to move forward it would have to be re-guided to a different land use category. Commissioner Kozicky asked about whether the zoning would be the same if the applicant sold the land. Community Development Director Davis McKeown said re-guiding the zoning would be necessary. She showed the Commission the Zoning Map for the Commission. Commissioner Lind asked if things changed when the MUSA came in and if people were aware of it. Community Development Director Davis McKeown said outreach was done. Commissioner Lind said the city should explore another land use designation. Chair Brummond said she felt like their hands were tied with this decision as well as other recent projects. Commissioner Kozicky said she understood development was necessary to handle sewer and water infrastructure. Motion: Made by Brummond, seconded by Lind, to deny approval Lother Comprehensive Plan Amendment (City File 25-002). While also recommending a new land use designation through the MUSA. Voting Aye: Brummond, Kozicky, Lind Voting Nay: Hargreaves (Motion passed 3:1). 7. Reports/Information a. Other Business (None). b. Planning Project Update (None). c. City Council Report – Council Liaison Vehrenkamp (None). 8. Commissioner Liaison Calendar Suggested City Council Meetings 03/13/2025 03/27/2025 04/10/2025 04/24/2025 05/08/2025 05/22/2025 Kozicky Lind Brummond Hargreaves Kozicky 9. Adjournment Motion: Made by Brummond, seconded by Lind, to adjourn the March 6, 2025 Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). The meeting adjourned at 11 :05 PM Submitted by Seth Gellman, Community Development Administrative Assistant