HomeMy WebLinkAbout2026-05-07 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.April 2, 2026 Minutes
6.New Business
a.Vogt Site Plan
7.Reports/Information
a.Planning Project Update
8.Commissioner Liaison Calendar
a.Commissioner Liaison Calendar
9.Adjournment
Corcoran Planning Commission Agenda
May 7, 2026
7:00 PM
Appoint Vice-Chair
*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.
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STAFF REPORT Agenda Item: 5.a
Council Meeting:
May 7, 2026
Prepared By:
Seth Gellman. Community Development
Administrative Assistant,
Topic:
April 2, 2026 Minutes
Action Required:
Approval
Council Action
Attachments
1. 2026-04-02 Planning Commission Minutes Draft.docx
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STAFF REPORT Agenda Item: 6.a
Council Meeting:
May 7, 2026
Prepared By:
Dwight Klingbeil, Planner
Topic:
Vogt Site Plan
Action Required:
Council Action
Recommendation
Attachments
1. 2026-05-07 Vogt Site Plan PC Staff Report.pdf
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Page 1 of 5
STAFF REPORT
City Council Meeting:
May 7, 2026
Prepared By:
Dwight Klingbeil
Topic:
Vogt Site Plan
(PID 36-119-23-32-0011)
(City File No. 26-007)
Action Required:
Recommendation
60-day review deadline: June 2, 2026
1. Application Request
Samuel Vogt, the applicant, requests
approval of a site plan to allow a 40%
reduction in the front yard setback at 6550
County Road 116. Property owners may
request a reduction in the required front
yard setback through increased
landscaping.
2. Context
Zoning and Land Use
The 2.25-acre property is zoned Urban
Reserve (UR) and guided for Existing
Residential uses. The property is located
within the Metropolitan Urban Service Area
(MUSA) and is located within the fourth
stage of the City’s 2040 Staging Plan. The
property is currently vacant.
Surrounding Properties
The properties to the north, east, and south are also zoned UR and guided for Existing
Residential uses and are currently vacant parcels. The properties to the west are zoned
Planned Unit Development (PUD), guided for Low Density Residential uses, and are
currently used as single-family homes as part of the Tavera development.
Natural Characteristics of the Site
The 2040 Natural Resources Communities Quality map identifies a stream along the
rear property line, and a wetland in the northeast corner of the lot. The proposed
construction area is not located near this wetland area.
Figure 1 Site Location
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Page 2 of 5
3. Analysis
Planning staff coordinated review of the request for consistency with the
Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The
City Engineer’s comments are incorporated into this staff report. The detailed comments
are included in the attached Engineering Memo, and the approval conditions require
compliance with the Memo.
The City’s discretion in approving or denying a Site Plan is limited to whether the
proposed request meets the standards outlined in the City Code. If it meets these
standards, the City must approve the Site Plan.
I. Reduced Setback Flexibility through Landscaping
The applicant proposes to construct a detached structure that is setback 60 feet from
the front property line, where a 100-foot setback is typically required. Property owners
may reduce setback requirements by 40% by installing landscaping beyond the
minimum requirements of the Zoning Ordinance.
The Zoning Ordinance allows this flexibility, but requires City Council approval of the
flexibility:
Figure 2 Site Layout
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Page 3 of 5
K. Building Setback Flexibility through Additional Landscaping. A reduction in the
required front setback adjacent to arterial streets may be approved by the City
Council if the applicant provides landscaping beyond the minimum requirements
or preserves significant landscaping in this area. The required setback may be
reduced up to 40 percent if the applicant provides a minimum of one overstory
deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10
understory shrubs per 100 feet of the length of the property line where the
flexibility is requested, or preserves the equivalent amount of existing trees and
shrubs. These materials must be provided in addition to the minimum landscape
requirements
The intent of this section of the Zoning Ordinance was to acknowledge the City’s desire
for a 100-foot setback along major roadways in order to create green corridors through
the city, while acknowledging that a similar feeling can be evoked through the use of
significant landscaping. The ordinance gives the City Council discretion to consider both
new and existing trees.
The proposed building location is located in the southeastern corner of the property and
is located 60 feet from the front property line, 25 feet from the nearest side property line
and ~290 feet from the rear property line. The proposed location complies with the
minimum setback requirements for the side and rear property lines (25 feet and 30 feet
respectively).
The applicant requests that reduced setback flexibility be provided for 95 feet of
frontage along County Road 116. To achieve this flexibility, the applicant shall install the
following pieces of landscaping:
- 1 overstory deciduous tree
- 1 overstory coniferous tree
- 2 ornamental trees
- 10 understory shrubs
The proposed site plan includes 1 existing deciduous tree (Eastern Juniper), 1 existing
coniferous overstory tree (Red Sunset Maple Tree), 2 new ornamental trees (Flowering
Dogwood Trees), and 10 understory shrubs (Danica Arborvitae). The quantity of
existing and new plantings satisfies the requirements for the setback flexibility.
Section 1060.070 Subd.2.D. of the Zoning Ordinance outlines the minimum plant size
requirements for landscaping requirements. The minimum plant size requirements is as
follows:
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Page 4 of 5
The size information provided by the applicant satisfies this requirement.
Building Size
The applicant proposes the construction of a 1,590 square foot structure in the
southeast corner of the property. This structure is intended to serve as the principal
dwelling in the near term, with the applicant indicating plans to construct a larger home
on the property in the future. Of the total building footprint, approximately 1,225 square
feet would be dedicated to living space (e.g., bedroom, kitchen, etc.), which exceeds the
minimum residential building size requirement of 1,110 square feet.
If a new principal dwelling is constructed in the future, the proposed structure would be
reclassified as an accessory structure and would be required to comply with the
applicable accessory structure standards of the Zoning Ordinance. For a property of this
size (2.25 acres), the maximum cumulative accessory structure footprint permitted is
1,594 square feet. At 1,590 square feet, the structure would comply with this limitation.
If the structure were reclassified as an accessory building, it would also be subject to
the sidewall height limit requirements of the front yard. Under the current ordinance,
accessory structures in the front yard are limited to a sidewall height limit of 10 feet.
However, property owners are allowed to exceed this limit through a Conditional Use
Permit (CUP). The sidewall height of the proposed structure is 10’1/8”, which is allowed
for a principal dwelling. However, the applicant would need to secure the proper
approvals if the structure were reclassified as an accessory structure in the future.
It’s worth noting that Accessory Dwelling Units (ADUs) in the UR district are limited to a
floor area of 960 square feet. If the applicant were to reclassify the structure as an ADU,
the floor area of the living space would need to be reduced to 960 square feet or less.
Alternatively, if the structure were to be reclassified as an accessory building, the living
space would need to be removed or modified such that the structure no longer functions
as a dwelling unit.
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Page 5 of 5
Architectural Standards
The proposed structure would
be constructed with Pro Rib
Steel siding and wainscot.
Section 1060.050 Subd. 1.B.
does not outwardly list metal
as an allowed building
material, however, this section
does allow for “other materials
deemed appropriate and
subject to approval by the zoning administrator.” Staff reviewed the proposed materials
and found that they were appropriate for the proposed use on the site.
The structure would also be constructed with Pro Rib Steel roofing. Section 1060.050
Subd. 1.B.2. allows for metal roof coverings through a Certificate of Compliance,
provided the roofing meets the standards of the Minnesota State Building Code, have
concealed fasteners, have high quality commercial thickness/weight, and have been
treated with a factory applied color coating system against fading or degradation. More
information is needed before Staff can issue a Certificate of Compliance for the roofing
materials. As a condition of approval, the applicant shall obtain a certificate of
compliance for the metal siding and roofing, or revise the plans to a material that is
acceptable under the Residential District Standards.
The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and
overhangs (i.e., the edge extending over the front and rear elevations) of at least 12
inches. The applicant is proposing eaves and overhangs that meet this requirement.
Grading and Drainage
The engineer memo contains a number of conditions related to the grading of the
proposed site plan. The applicant shall review the memo and revise the site plan to
satisfy the comments made in the attached Engineer Memo from April 23, 2026.
4.Recommendation
Staff recommend approval of the draft resolution approving the CUP for a detached
garage exceeding the allowed accessory sidewall limit of 10 feet in the side yard.
Attachments:
1.Resolution 2026- Approving the Site Plan for reduced flexibility along County
Road 116
2.Engineering Memo dated April 23, 2026
3.Certificate of Survey received on March 12, 2026
4. Landscaping Plan received on March 31, 2026
5.Building Plans received on February 17, 2026
Figure 3 Building Elevation
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City of Corcoran May 28, 2026
County of Hennepin
State of Minnesota
RESOLUTION NO. 2026-
Page 1 of 3
Motion By:
Seconded By:
A RESOLUTION APPROVING A SITE PLAN FOR A REDUCED SETBACK AT 6550
COUNTY ROAD 116 (PID 36-119-23-32-0011) (CITY FILE 26-007)
WHEREAS, Samuel Vogt requests approval of a site plan to allow a reduced setback along a
major roadway as allowed in Section 1060.070 Subd. 2.K. of the Corcoran City Code at property
legally described as follows:
See Attachment A
WHEREAS, the Planning Commission reviewed the site plan at a duly called Public Hearing and
recommends approval, and;
NOW, THEREFORE, BE IT HEREBY 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. The site plan is approved, in accordance with the application received by the City on March
12, and additional information received on March 31, 2026.
2. The applicant shall comply with all conditions of the City Engineer’s memo dated April 23,
2026.
3. The site plan is approved with a 60-foot setback from County Road 116 where 100 feet is
typically allowed based on the finding that the applicant has provided sufficient landscaping
in the area in order to be eligible for the reduction as outlined in Section 1060.070 Subd. 2.K.
4. No other exemptions or variances are granted.
5. A building permit is required prior to construction of the dwelling.
6. The applicant must apply for, and receive, a certificate of compliance for metal roofing and
siding, or revise the building materials to satisfy the residential district building materials
requirements of Section 1060.050 Subd. 1.B.
7. The structure cannot be used for commercial purposes unless the applicant applies for City
approval of a home occupation and such approval is granted.
8. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for
City approval and such approval is granted.
9. Prior to issuance of a building permit, the applicant/landowner must complete the following:
a. A grading plan must be submitted for final approval per the City’s Engineer Memo.
The grading plan should incorporate all of the comments identified within the City
Engineer’s memo dated April 23, 2026.
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City of Corcoran May 28, 2026
County of Hennepin
State of Minnesota
RESOLUTION NO. 2026-
Page 2 of 3
b. The approving resolution must be recorded at Hennepin County.
c. The applicant/landowner must provide proof of recording to the City.
10. The applicant must maintain a positive escrow balance through the duration of the project. If
the escrow balance becomes negative, the applicant must pay any balance due plus a new
deposit for anticipated remaining staff time within 30-days of receiving a notice from the City.
11. A final inspection of the project to confirm the building is constructed to plan is required prior
to final reconciliation and release of the escrow account with the City.
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 28th day of May, 2026.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Debra Johnson – City Clerk
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City of Corcoran May 28, 2026
County of Hennepin
State of Minnesota
RESOLUTION NO. 2026-
Page 3 of 3
ATTACHEMENT A
Lot 9, Block 3, Country Seasons Estates
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To: Kevin Mattson, PE Public Works
Director
From: Steve Hegland, PE - HAI
Dan Boyum, PE
Memo
Project: 6550 County Road 116 – Lot Survey
Review
Date: April 26, 2026
We have completed our review of the Lot Survey for 6550 County Road 116 and have the following
comments:
1. The property address should be added to the certificate.
2. The certificate of survey should identify elevations for the proposed shed.
3. The grading plan shows the runoff from the county road being routed down and through the
driveway. The grading should be adjusted to capture the runoff in a swale and route around the
building site.
a. If a culvert is necessary to convey runoff, it should be constructed in accordance with the
City Standard details and information should be included on the site plan.
4. The grading plan shall show the grading around the house in compliance with the requirements
of the building code, including maintaining 5% drainage for the first 10’ from the structure.
5. The driveway will need to be permitted through Hennepin County. The applicant has obtained a
temporary driveway permit for a gravel access. The applicant shall be responsible for obtaining a
permeant driveway access permit through Hennepin County for the home access.
6. The driveway grades are too steep and should be adjusted.
7. The applicant shall apply for and receive a permit for the septic system from Hennepin County.
8. Show the location of the proposed well on the site plan to ensure applicable setbacks are met.
9. Adjust all proposed site grading to be no steeper than 4:1.
10. The site plan is referencing a wetland delineation report that has not been submitted and finalized
with the LGU. The applicant may proceed with either of the following:
a. Submit the Kjolhaug Environmental Services Company wetland delineation to the City for
review and approval through the WCA process. This would include paying all of the
applicable fees and escrows required of a wetland delineation submittal.
b. Update the site plan to show the previously approved wetland delineation for this property
which was permitted with the Gleason Parkway Project.
11. The site plan shall show the floodplain boundary and identify the adjacent floodplain elevation of
973.42.
12. For large non-urbanized lots, the plans should identify the restoration areas for the entire site
including which areas will be maintained and minimally maintained and how vegetation will be
established.
End of Comments
12
13
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Tanks
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987
986
985
Silt Fence
= Understory Shrubs (1) - Plant Spring of 2027
= Over Story Deciduous (1) - Established Already
= Over Story Coniferous (2) - Established Already
= Ornamental Trees (2) - Plant Spring of 2027
*Plant Size and Type in Table on Application*
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Architectural Elevations:
- Base Elevation: 986 Feet
- Sidewall Height: 10’ 1-1/8” (~996 Ft Elevation)
- Peak height: 16’ (1002 Ft Elevation)
- Roof and Siding: Pro Rib Steel (Midnight Black)
- Trim: Pro Rib Steel (Charcoal Black)
- Wainscot: Pro Rib Steel (Charcoal Black)
15
16
STAFF REPORT Agenda Item: 7.a
Council Meeting:
May 7, 2026
Prepared By:
Dwight Klingbeil, Planner
Topic:
Planning Project Update
Action Required:
Council Action
Information
Attachments
1. 2026-05-07 Planning Project Update.pdf
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Page 1 of 2
MEMO
Meeting Date: May 7, 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. 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. Part of the request included
an approval to allow the applicant to utilize the City-owned land on County Road 116
for construction staging. The Planning Commission reviewed this item during the
February 5, 2026, meeting. After some discussion, the Planning Commission voted
3:0 to recommend approval of the site plan. The City Council reviewed this item during
the February 26, 2026, meeting. The discussion included the applicants satisfying
their landscaping requirements off-site on the adjacent parcel along County Road 116,
as well as the development of the northern spur of the linear park. The Council voted
to approve the Site Plan as presented.
2. 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. The Planning Commission reviewed this item during the April
2, 2026, Planning Commission meeting. After some discussion, the Planning
Commission motioned to recommend approval of the preliminary plat. The item was
intended to be scheduled for the April 23, 2026, City Council meeting. However, the
applicant requested that the item be scheduled to a later date to allow for additional
review of the amended trail alignment. This item is scheduled for the May 28, 2026,
City Council meeting.
3. Springs at Corcoran Preliminary Plat, Preliminary PUD, Rezoning (PID 12-119-
23-13-0007) (City File 26-001).
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Page 2 of 2
Continental 928 Fund, LLC. Request approval of a preliminary plat, preliminary
Planned Unit Development (PUD), and rezoning to allow the construction of 294
market-rate rental units at 19330 County Road 30. The site is currently zoned General
Mixed-Use. The applicant is requests the site be rezoned to Planned Unit
Development (PUD), with an underlying zoning district of GMU. This item is being
reviewed for completeness and is not currently scheduled for any upcoming meetings.
4. Lindberg ADU (PID 21-119-23-23-0001) (City File 26-002).
Heidi Lindberg requests approval of a Conditional Use Permit to allow the construction
of an. accessory dwelling unit that exceeds 960 sq. ft. and is less than 1,200 sq. ft. at
8301 Strehler Road. The Council approved this item during the April 23, 2026, City
Council meeting.
5. Ulfers Garage CUP (PID 04-119-23-34-0001) (City File 26-003).
John Ulfers requests approval of a Conditional Use Permit to allow the construction of
an accessory building with a sidewall height of 16 ft. in the side yard of 22085 Oakdale
Drive. To further understand the Home Occupation operating on the property, the
Council voted to table this item to a future meeting in June.
6. Wiseman Garage CUP (PID 24-119-23-31-0008) (City File 26-004).
Allan Dorney Construction MN LLC requests approval of a Conditional Use Permit to
allow the construction of an accessory building with a sidewall height of 12 ft. in the
front yard of 7938 Maple Hill Road. This item was approved by the Council during the
April 23, 2026, City Council meeting.
7. Brockton Business Park Phase 2Wiseman Garage CUP (PID 24-119-23-31-0008)
(City File 26-006).
Hemple Development requests approval of phase 2 of their Light Industrial
Development, “Brockton Business Park”. The second phase would construct the
eastern building, which consists of 252,120 square feet of office/warehouse space.
This item was approved by the Council during the April 23, 2026, City Council
meeting.
8. Vogt Site Plan (PID 36-119-23-32-0011) (City File 26-007).
Samuel Vogt requests approval of a site plan to allow for a reduced front setback from
a County Road, through the installation of additional landscaping, at 6550 County
Road 116. This application is scheduled for the May 7, 2026, Planning Commission
meeting.
9. Weinand Woods 2nd Addition (PID 36-119-23-32-0011) (City File 26-009).
Kevin and Mary Weinand requests approval of a preliminary plat to adjust the shared
boundary line between the property as 22939 County Road 30, and Outlot B of
Weinand Woods Addition. This application is under review for completeness and is not
currently scheduled for any upcoming meetings.
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STAFF REPORT Agenda Item: 8.a
Council Meeting:
May 7, 2026
Prepared By:
Dwight Klingbeil, Planner
Topic:
Commissioner Liaison Calendar
Action Required:
Council Action
Attachments
1. Commissioner Liaison Calendar.pdf
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Suggested City Council Meetings:
5/14/2026 5/28/2026 6/11/2026 6/25/2026 7/9/2026 7/23/2026
Brummond Hargreaves Kozicky Scherber Zachman Brummond
Commissioner Liaison Calendar
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