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HomeMy WebLinkAbout2025-05-01 Planning Commission Minutes1 Corcoran Planning Commission Minutes May 1, 2025 - 7:00 pm The Corcoran Planning Commission met on May 1, 2025, in Corcoran, Minnesota. Three Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in-person and monitor the meeting through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Brummond, Kozicky, and Lind were present at the start of the meeting. Absent: Hargeaves 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 Kozicky, to approve the agenda for the May 1, 2025, Planning Commission Meeting. Voting Aye: Brummond, Kozicky, and Lind (Motion passed 3:0). 4. Open Forum – Public Comment Opportunity (None). Motion made by Kozicky, seconded by Lind, to close the open forum. Voting Aye: Brummond, Kozicky, and Lind. (Motion passed 3:0). 5. Minutes Motion made by Brummond, seconded by Lind, to approve the minutes for the April 3, 2025, as amended, Planning Commission Meeting. Voting Aye: Brummond, Kozicky, and Lind (Motion passed 3:0). 2 6. New Business a. Public Hearing. Public Hearing. St. Thomas Church Site Plan and Variance (City File 24-045). i. Planner Lindahl presented the Staff Report. ii. Public Hearing Carl Thelen - 16957 80th Place North, Maple Grove, MN 55311, addressed the commission and provided remarks in support of the project. He said the current facilities are not sufficient for their current use and that the project is necessary for their current needs and future growth. Cindy Patnode - 20000 County Road 10, Corcoran, MN 55340, addressed the commission and asked the commission to approve the presented project. Glen Jenson - 175 Loretto St, Loretto, MN 55357, addressed the commission regarding safety issues with traffic in the area and that the project is necessary for safety of the parishioners. iii. Close Public Hearing Motion made by Brummond, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Kozicky, and Lind. (Motion passed 3:0). iv. Commission Discussion & Recommendation Commissioner Lind asked staff about the west lot and whether it would remain undeveloped. She asked further if the buffer yard was going to be sufficient for the future. Planner Lindahl said that it would be and that the buffer yard would be the same no matter the use in the zoning district. Commissioner Lind asked about the paved drive aisle versus gravel and if there had been previous exceptions for this in past projects. Planner Lindahl said there haven’t been a drive aisle in past projects but that there are gravel lots in rural areas of the city. Community Development Director Davis Mckeown said that there’s gravel examples for storage areas but not for parking lots but that there was some gravel to the east on the proposed project property. Commissioner Kozicky said she thought the gravel was satisfactory because it was attached to the gravel road leading into the cemetery. Commissioner Kozicky asked if there was a safe way for residents to walk to church. 3 Planner Lindahl said there are plans for sidewalks and trails along highways 10 and 116 and that the city has been working with Hennepin County as part of a long-term plan. Chair Brummond asked about the drive access after the project is completed. Planner Lindahl said there would be two access points on highway 116 and one access point on highway 10 to the east lot. Commissioner Lind asked about the variance allowing gravel and whether that would set a precedent for future projects. Planner Lindahl said that this variance was specific to this project only. Motion made by Lind, seconded by Brummond to recommend approval of Option One of the St. Thomas Church Site Plan and Variance (City File 24-045). Voting Aye: Brummond, Kozicky, and Lind (Motion passed 3:0). b. Public Hearing. New Mahavan Temple Site Plan and Conditional Use Permit (City File 25- 009). i. Planner Klingbeil presented the Staff Report ii. Open Public Hearing Winstead Kirkpatrick - 21420 County Road 10, Corcoran, MN 55340, addressed the commission with concerns regarding the proposed Conditional Use Permit. He said there were concerns regarding the growth of the congregation and there being issues with traffic and light pollution. He said there were concerns over noise pollution. He said there were road safety concerns with increased traffic. He said it could reduce his property value also. He said the Conditional Use Permit would create a precedent for nonresidential uses in a rural and residential area. Mandy Anderson - 21155 County Road 10, Corcoran, MN 55340, addressed the commission with concerns regarding traffic because of the proposed Conditional Use Permit. She said she purchased her home because there was no commercial zoning around their home. Joe Zielinski - 21250 County Road 10, Corcoran, MN 55340, addressed the commission with concerns regarding the proposed Conditional Use Permit and the precedent it could cause for commercial uses in a residential area. He said it could make the area have less rural character and that property values could be negatively impacted. He discussed possible traffic and safety issues as well. Nicholas Casper - 21203 County Road 10, Corcoran, MN 55340, addressed the commission with concerns regarding the proposed Conditional Use Permit. He said that the project was incompatible with the rural and residential area. He raised concerns about a paved parking lot. He also raised concerns about the possible expansion. He requested that the Conditional Use 4 Permit have an expiration date. He said the Conditional Use Permit could conflict with the goals of Corcoran’s Comprehensive Plan. Va santh Jayasuriya - 6418 Bluestem Circle, Corcoran, MN 55340, addressed the commission with support for the proposed Conditional Use Permit. Brian Loftus - 8645 Trail Haven Road, Corcoran, MN 55340, addressed the commission with concerns regarding the proposed Conditional Use Permit. He said that the rural character would be impacted. Sara Harvey - 8850 Trail Haven Road, Corcoran, MN 55340, addressed the commission with concerns that there could be uses that would not be allowed through the proposed Conditional Use Permit due to the applicant running a second non-profit. Manoj Prasad - 19359 Penny Royal Court, Corcoran, MN, 55340 addressed the commission with support for the proposed Conditional Use Permit and that it was in the best interest of the community to be approved. Jason Woody - 21040 County Road 10, Corcoran, MN 55340, addressed the commission with concerns about the proposed Conditional Use Permit that it would affect the rural character, the possibility of lower property values and other traffic and safety issues. Greg W. - 21040 County Road 10, Corcoran, MN 55340 addressed the commission with concerns about the proposed Conditional Use Permit. He said that there was another individual who sold items on his property and the city stopped that from happening and he didn’t understand why the city would now approve commercial use. iii. Close Public Hearing Motion made by Brummond, seconded by Kozicky, to close the public hearing. Voting Aye: Brummond, Kozicky, and Lind. (Motion passed 3:0). iv. Commission Discussion & Recommendation Chair Brummond asked for staff to describe what the Conditional Use Permit entailed and what would happen if the property was sold. Planner Klingbeil explained that the Conditional Use Permit did not rezone the property for commercial use and that a place of worship was one of those uses. He said if the property was sold it could be used as a place of worship or as a residential property. Community Development Director Davis Mckeown said that the Conditional Use Permit runs with the land and the conditions must apply in perpetuity and that any expansion or changes would require an amendment or if there were major changes it could be that use no longer works for the property. She clarified that an Interim Use Permit would have an expiration date, but a Conditional Use Permit would not. 5 Kurti Agrawal - 6035 Lanewood Lane North, Plymouth, MN 55446, the Applicant, addressed the commission in support of the proposed Conditional Use Permit. He gave a brief background of the history of their congregation and nonprofit organization. He addressed some of the concerns that had been raised. He said if they outgrew, they would need to go through and amend the Conditional Use Permit. He said they plan to have proper landscaping and screening to help with light and sound pollution. He said they tried to address the issues that were raised and were open to making other changes if needed. Commissioner Kozicky said these can be difficult decisions since the residents can be unaware that there can be changes to their neighborhood through a Conditional Use Permit. She asked why there couldn’t be a gravel parking lot versus a paved parking lot. Community Development Director Davis Mckeown said there couldn’t be a gravel parking lot because it would not follow code as the lot will be utilized all year round. Commissioner Kozicky asked why it was decided to have roads paved as part of the City Code. Planner Lindahl explained it was due to dust and wear overall. She said historically there was a desire from the council at that time to make an intentional decision for future projects to not have gravel roads. Commissioner Kozicky said it was difficult because it was clearly impacting the neighbors. Chair Brummond asked what the activities were like on the weekend during the proposed timeframe. She also asked about the eco farm and the activities surrounding that. Kurti Agrawal, the Applicant, explained in more detail the activities that would occur on the property. Chair Brummond asked about the capacity of the worship space. Planner Klingbeil clarifies that the capacity would be 75 people per the proposed Conditional Use Permit. Chair Brummond asked if there could be 75 people on the property during regular weekend hours. Community Development Director Davis Mckeown said there could be an additional condition for a smaller threshold for the regular services and not larger special events. Commissioner Lind asked about the amount of people expected at the property during the weekday. Kurti Agrawal, the Applicant, explained that there are two people on the property during the weekday. Commissioner Kozicky asked about the accessory building and whether there would be anyone living in the building. Kurti Agrawal, the Applicant, said there would not be anyone living in the building. 6 Community Development Director Davis Mckeown said that it could be used as a residential building eventually. She said they could add a condition that there would need to be property maintenance standards as part of the proposed Conditional Use Permit. Chair Brummond asked if they switched the classification on the principal structure and allow the expansion of it but now somebody comes in and wants to reside there what would be done. Community Development Director Davis Mckeown said that there would need to be a condition if someone wanted to use the house as their primary structure that the pull barn would need to be reduced to fit within code requirements. Planner Klingbeil said with the expansion it would still fit within the accessory structure limit, but that staff could look at that more thoroughly. Commissioner Lind asked if residency was not a requirement. Community Development Director Davis Mckeown said it was not because it was an approved use as a place of worship. Chair Brummond asked why there were no stipulations regarding noise. Community Development Director Davis Mckeown explained some of the noise mitigation measures proposed. Commissioner Lind had concerns about safety mitigation as well as the impact of property values, and overall aesthetic. Motion made by Lind, seconded by Brummond to recommend denial of New Mahavan Temple Site Plan and Conditional Use Permit (City File 25-009). Voting Aye: Brummond and Lind Voting Nay: Kozicky (Motion passed 2:1). c. Public Hearing. Kariniemi Acres 2nd Addition Preliminary Plat and Variance (City File 25- 011). i. Planner Klingbeil presented the Staff Report ii. Open Public Hearing Chris Cornelius - 6820 Rolling Hills Road, Corcoran, MN 55340, addressed the commission and asked if they were still allowed to put a road into the lot if they are allowed to subdivide. Kevin Schnese - 6800 Rolling Hills Road. Corcoran, MN 55340 addressed the commission concerning the language in the HOA and the extension of the private road to the property iii. Close Public Hearing Motion made by Brummond, seconded by Lind, to close the public hearing. 7 Voting Aye: Brummond, Kozicky, and Lind. (Motion passed 3:0). iv. Commission Discussion & Recommendation Chair Brummond prompted staff to answer the questions the members of the public addressed during the Public Hearing portion. Planner Klingbeil said he the Planning team would work to find out where the easement lies. Motion made by Lind, seconded by Brummond to recommend approval Kariniemi Acres 2nd Addition Preliminary Plat and Variance (City File 25-011). (City File 24-045). Voting Aye: Brummond, Kozicky, and Lind (Motion passed 3:0). d. Public Hearing. City Park Remaster Site Plan and Variance (City File 25-015). i. Community Development Director Davis Mckeown presented the Staff Report ii. Open Public Hearing Jodie Tabor - 7790 Corcoran Trail East, Corcoran, MN 55340, addressed the commission and asked about the lighting plan for the City Park Remaster Project. iii. Close Public Hearing Motion made by Brummond, seconded by Kozicky, to close the public hearing. Voting Aye: Brummond, Kozicky, and Lind. (Motion passed 3:0). iv. Commission Discussion & Recommendation Community Development Director Davis Mckeown provided details regarding the lighting plan for the City Park Remaster. Commissioner Lind asked if the proposed park building would be rentable. Parks and Recreation Manager Christensen Buck confirmed it would be a rentable space and used for city programming. Chair Brummond asked if the pavilion would be lost as a rental space. Parks and Recreation Manager Christensen Buck clarified that it would continue to be a rental space as well. 8 Chair Brummond asked about having a crosswalk across County Road 10. Parks and Recreation Manager Christensen Buck said they were working with Hennepin County to have a crosswalk. Motion made by Brummond, seconded by Lind to recommend approval of City Park Remaster Site Plan and Variance (City File 25-015). Voting Aye: Brummond, Kozicky, and Lind (Motion passed 3:0). 7. Reports/Information a. Other Business i. Resources for Proposed Bills Planner Klingbeil presented the city resources for proposed bills in the state legislature. b. Planning Project Update – Planner Klingbeil was available for questions. c. City Council Report – None. 8. Commissioner Liaison Calendar Suggested City Council Meetings 05/08/2025 05/22/2025 06/12/2025 06/26/2025 7/10/2025 7/24/2025 Hargreaves Kozicky Lind Brummond Hargreaves 9. Adjournment Motion made by Brummond, seconded by Lind, to adjourn the May 1, 2025 Planning Commission meeting. Voting Aye: Brummond, Kozicky, and Lind (Motion passed 3:0). The meeting adjourned at 10:05 PM Submitted by Seth Gellman, Community Development Administrative Assistant