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2013-10-03 - Planning Commission Agenda Packet
CITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, OCTOBER 3, 2013 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of a. Agenda b. *August 1, 2013 Commission Minutes 5. Unfinished Business: 6. New Business a. PUBLIC HEARING. Triden Ridge Estates Second Addition Preliminary Plat at 23425 CR 117 (PID 06- 119 -23 -11 -0006) (City File 13 -019) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation b. PUBLIC HEARING. Meadow Creek Estates 2nd Addition Preliminary Plat on County Road 19 & Meadow Creek Drive (PID 06- 119 -23 -32 -0005 and 06- 119 -23 -34 -0003) (City file 13 -020) • Staff Report • Open Public Hearing • Public Comment • Close Hearing • Commission Discussion & Recommendation c. PUBLIC HEARING. Ordinance Amendment regarding Density (city file 13 -021) • Staff Report • Open Public Hearing • Public Comment • Close Hearing • Commission Discussion & Recommendation 7. Reports: a. *Planning Project Update b. Liaison Report (Thomas) c. Other Business 8. Adjournment *Literature to review Material relating to these agenda items can be found in the House Agenda Packet, located near the entrance to the Council Chambers Meeting Area. CITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, AUGUST 1, 2013 MINUTES Present: Chair — Dean Jacobs, Vice Chair — Ricky Ravnholdt, Commissioners — Darrell Krueger, Meredith Wu, Nell Kadlec. Dorothy Theis arrived at 7:02pm Others present for the meeting — Council Liaison Diane Lynch, Administrator Brad Martens, City Planner Kendra Lindahl, Code Compliance Official Mike Pritchard 1. Call to Order — Chair Dean Jacobs called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Open Forum —None 4. Approval of: a. Agenda - Motion by Krueger seconded by Kadlec to approve the agenda as presented. Voting Aye: All (Motion carried: 5:0; Theis absent) b. July 18, 2013 Commission Minutes - Motion by Ravnholdt seconded by Wu to approve the minutes as presented. Voting Aye: All (Motion carried: 5:0; Theis absent) 5. Unfinished Business: None Commissioner Theis arrived at 7:02pm 6. New Business 1%,� a. Sketch Plan Review for "Corcoran Mini Storage" at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119- 23- 44- 0003)(city file 13 -017) Staff Report — City Planner Kendra Lindahl presented her staff report i. Public Comment — Greg Hayes, representative for the applicant RossLynn Holdings, gave a presentation on their proposed project. Greg Ebert (applicant) asked the commission for support of the project and offered his opinion that the area would not develop in its currently zoned use of residential, as the area is furthest from Rockford School District and borders Lion's Park. He stated that the proposed Mini Storage would be a good buffer from Lion's Park for future development to the West. iii. Commission Discussion & Recommendation — Commission discussed many issues and concerns with the rezoning /re- guiding, including: how this change could affect future use and development of surrounding parcels; the monetary value of the proposed development vs. the value of residential development; the vision of a city "gateway" and the "attractiveness" of this type of use; questions were asked if this change in zoning to Light Industrial would allow some "unwanted /undesirable" uses, it was offered that a P.U.D. may help control the uses. The Commission also discussed that the 2030 Comprehensive Plan took many months of discussion and planning and was designed with many factors in mind by consensus with public input, and that changing this Plan may undermine that consensus. By consensus, the Commission gave the applicant an indication that the proposal may have merit, and the applicant may move forward with their application. 7. Reports: a. Planning Project Update — Information Only b. Liaison Report — Presented by Councilmember Lynch c. Other Business — Commission discussed revisiting the adopted Design Standards at a future meeting 8. Adjournment — Motion by Ravnholdt seconded by Wu to adjourn. Voting Aye: All (Motion carried 6:0) Meeting adjourned at 8:47pm. c 11 C Agenda Item: 6_a. L A N D F© R M From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform • • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: September 25, 2013 for the October 3, 2013 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary Plat for "Triden Ridge Estates Second Addition" for Janice Pouliot ( "the applicant ") for property at 23425 County Road 117 (PID 06 -119- 23 -11 -0006) City File No. 13 -019 60 -DAY REVIEW DEADLINE: October 29, 2013 Application Request Janice Pouliot is requesting approval of a preliminary plat to allow the creation of 1 new lot for the existing farmstead and 1 outlot. No new construction is planned at this time. The proposed outlot intended to be farmed, but does have 1 development right available and could be platted in the future for one new home. 2. Parks and Trails Commission Review The Parks and Trails Commission reviewed this item at their September 17th meeting and recommended land dedication for the one new lot (with the existing farmstead) in the form of an easement for a future horseback trail on the east side of the lot. The landowner objected to this requirement and indicated that he preferred cash dedication. Staff notes that the Statutes allow the City to require land dedication and the City can choose to accept cash in lieu of land at the City's discretion. Staff met with the applicant on September 25th to discuss the Parks Commission recommendation. The owner felt that dedicating the easement on Outlot A to satisfy the park dedication requirements for Lot 1 was preferred to an easement on Lot 1. We have reviewed this with the City Attorney and agree that this meets the intent of the Parks Commission recommendation, provided Outlot A pays park dedication when that parcel is platted in the future. The draft resolution reflects this recommendation. 3. Context Background On June 27, 2013, the City Council approved a topography and wetland delineation waiver for a portion of the property. Section 930.020, Subd. 6(B)2 of the City Code allows the City Council to waive the topography requirements for lots greater than 3 acres and the City Council has granted waivers from the wetland delineation. Landfori SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. • • • Zoning and Land Use The property is zoned Rural Residential and is guided Rural / Ag Residential. Surrounding Properties The surrounding properties are all zoned Rural Residential and guided Rural / Ag Residential. Natural Characteristics of the Site The wetland delineation shows wetlands in the northeast and northwest corners of Lot 1. The wetland delineation is currently being reviewed by Elm Creek Watershed Management Commission. 4. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. A. Level of City Discretion in Decision - Making The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the City Code. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards The 56.46 -acre parcel is currently platted as Outlot A, Triden Ridge Estates and has one development right remaining. The existing farmstead is located in the northwest corner of the property. The applicant is requesting preliminary plat approval to plat the parcel into two pieces as part of their estate planning. Staff notes that the lots exceed the 2 acre minimum lot size for the Rural Residential zoning district. The existing farm has a home and two detached accessory structures that will remain. There is one (1) development right remaining on Outlot A; therefore, Outlot A could be final platted as a single lot in the future if desired. All other development rights have been previously exhausted. Septic and Well The existing well and septic locations will remain as shown on Lot 1, Block 1. The locations meet wetland setback requirements. Streets No additional right -of -way is required for County Road 117. Triden Ridge Estates Second Addition Plat (13 -019) October 3, 2013 • • Drainage and Utility Easements Section 945.060, Subd. 2 of the Subdivision Ordinance requires 10 -foot drainage and utility easements around the perimeter of the lot (10 -foot adjacent to right -of -way and 5 -foot adjacent to shared lot lines). The plans comply with these requirements. All wetlands must be blanketed by a drainage and utility easement. The plans comply. Wetlands The wetland delineation was completed, but must be approved by Elm Creek Watershed Management Commission. All wetlands are blanketed by a drainage and utility easement. The Corcoran Natural Resources Communities Quality Ranking Map shows this as a medium quality wetland. Section 1050.010 of the zoning ordinance requires an average wetland buffer of 25 feet (20 -foot min /40 -foot max.) and a structure setback of 15 feet from the buffer. A permanent wetland buffer monument shall be installed at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge. Details must be provided to show compliance with wetland buffer planting requirements of Section 1050.010, Subd. 8 of the zoning ordinance. No disturbance is proposed to the buffer area and the ordinance allows that to remain as existing —this buffer area is a no -mow zone and is marked by buffer monument signs that will be purchased from the city. However, landowners are certainly encouraged to plan a native landscape buffer in this area. Wetland buffers are not required on Outlot A at this time, but will be required if that parcel is platted in the future. Parks and Trails The adopted 2030 Parks & Trails Plan shows an off -road horseback trail along the western property line. The Comprehensive Plan states "Horseback Trail –A horseback trail is a natural surface used specifically for riding. One 8 -mile horseback trail, connecting western Corcoran with Crow - Hassan Regional Park, is identified on the 2030 Parks and Trails System Map. A trail head location for horse trailer parking could be located along County Road 19 south of Larkin Road." The horseback trail will be challenging to locate due to limited subdivision opportunities in this area. The City Subdivision Ordinance indicates that 10% of the net land area shall be dedicated as park land. Permanent trail easements may be allowed for dedication of trail corridors shown on the Parks and Trails Plan. Neither the Comprehensive Plan nor the Park Dedication provides guidance for the width of the proposed horseback trail, but Hennepin County guidelines are for an 8 -10 foot wide trail; therefore, staff would recommend a 20 -foot easement. If a 20 -foot easement were provided along the west line of Outlot A south of Lot 1, the total area would be approximately 1.02 acres (10% of the Lot 1 area). Additional park dedication would be required when Outlot A is platted. Staff notes that Section 955.020 of the Subdivision Ordinance states "Park Dedication is only due in cases where additional new parcels are created." The subdivision will create one new lot for the existing home and one outlot with the existing farmstead. Park dedication is required only for the new 10.20 -acre lot. Triden Ridge Estates Second Addition Plat (13 -019) October 3, 2013 • • Under the current ordinance, park dedication is required at 10% of the net land area. The City may accept cash -in -lieu of land at 10% of the value of the land with a maximum rate of $3,000 per unit for each new unit located outside of the MUSA (Metropolitan Urban Service Area), such as this. Cash in lieu of land would be $3,000 at the current rates (1 x $3,000 per unit). 5. Action Recommend approval of the preliminary plat, subject to the findings and conditions in the attached resolution. Attachments a. Draft Resolution Approving Preliminary Plat b. Location Map c. 2030 Park & Trail Map d. Hennepin County comments dated September 17, 2013 a. Site Graphics Triden Ridge Estates Second Addition Plat (13 -019) October 3, 2013 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: xxxx, 2013 APPROVING PRELIMINARY PLAT FOR "TRIDEN RIDGE ESTATES SECOND ADDITION" FOR PROPERTY AT 23425 COUNTY ROAD 117 (PID 06- 119 -23 -11 -0006) WHEREAS, Janice Pouliot ( "the applicant ") has requested approval of a preliminary plat to allow subdivision of a 56.46 -acre parcel legally described as: Outlot A, Triden Ridge Estates, Hennepin County, Minnesota WHEREAS, the Planning Commission has reviewed the preliminary plat 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 for a preliminary plat, subject to the following conditions: A preliminary plat is approved, in accordance with the application materials and plans received by the City on August 19, 2013, revisions received August 21, 2013 August 29, 2013 and September 16, 2013, except as amended by this resolution. 2. There is 1 development right remaining on Outlot A and zero building rights remaining on Lot 1, Triden Ridge Estates Second Addition. 3. Prior to release of the plat for filing, the applicant /landowner must: a. Revise the preliminary plat drawing to a 20 -foot wide horseback trail easement along the west lot line of Outlot A to satisfy the park dedication requirements for Lot 1. i. A trail easement document must be prepared by the applicant and submitted to the city for review and approval. ii. The trail easement document must be filed with the final plat. iii. Park dedication for Outlot A shall be due when Outlot A is final platted as a lot. 4. Prior to issuance of a building permit, the applicant /landowner must: a. Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. b. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 5. Prior to release of remaining escrow, the applicant /landowner must complete the following: a. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial guarantee shall be required to ensure installation per city requirements. Page 1 of 2 City of Corcoran xxxx, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013 - b. Wetland buffer monument signs must be purchased from the city and installed as shown on the plans. 6. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of xx 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal Hennepin County GIS - Printable Map Interactive Map �I J 1 i F - Parcel 06- 119 -23 -11 -0006 A -T -B: Abstract ID: Owner Market Noel L & Carole M Triden $570,300 Name: Total: Parcel 23425 Co Rd No 117 Tax $5,659.72 Address: Corcoran, MN 55374 Total: (Payable: 2013) Property Sale Farm Type: Price: Home- Sale Homestead stead: Date: Parcel 56.48 acres Sale Area: 2,460,221 sq ft Code: Page 1 of 1 Property Map Map Scale: 1" = 400 ft. Print Date: 9/9/2013 V. -i6 This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2013 A T hpnk Green." http: / /gis.co.hennepin.mn.us /Propertylprintldefault.aspx ?C= 450516.9262000001,4999835.5... 9/9/2013 11 =11 =11 =11 19 o '��� 111111111�� 1 1 1 o W LL j p 1 ;r 1 1 'T5 1 , 1 1 r ro Q, 9 1 r°Gr, 0 x,940■ f� r , � u �. e t ' �., C 1'' Q , LL i, 1 �\ \IIIL r;. -t NO LIM •ii Fill; a■■■I1 1 ■ ■ ■: ter\ 1■ r: P, , -- r , 1 • VT . rM P. M1 03P .. -O D Lu LL Ow's :O;P MEISTER -1', nM 1 elm 116 _e A � I� ,�iiii ♦ . i i•��ii� soy w��l� ��1s8� � �. x.111 ■ ■• ��� ib 1r1�14�• _ 1 I 11i1�11 �'n�11� 1 1�.11�11�11�1��11�11�11 MORIN LAKE OSR; i1�11�11 �11�1 ♦♦ LAKE 'I OSP ,'- ■fit ��■ 7�.♦�I �`��, ��- ►'�j11 _�_� ►�i •r' � 1111111 I ��m •�1 €19�.. Parks & Trails Plan 2030 Comprehensive Plan N W,�ma, E �S 3,000 1,500 0 "":! City Limit 2030 MUSA Open Water Wetlands Existing Parks and Trails Regional Trail Existing On Road Trail 0 Community Park 0 City Hall /Memorial Park 0 Existing Ball Fields /School Property Existing Park (Private /Lion's Park) ® Golf Course Proposed Parks and Trails Proposed County Bike Trail - - -- Proposed On Road Trail Off Road Trail 3,000 Feet Off Road Trail outside 2030 Development Area - - -- Horseback Trail Proposed County Road 50 NONE, Natural Gas Pipeline Easement Trail (Potential) City Square osP OSP /Nature Park • ASA - Athletic Search Area Neighborhood Park 0 Trailhead Search Area Greenway Corridor (Bonus Eligible Resource Corridor) *Proposed park and trails locations represent the general search areas for parks and trails. The City will work with developers and landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. June 2, 1011 •�� Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /Final Maps /2030 parks and trails.mxd COTT' LAVE FT JUBERT - -- NO ` -- LAKE ,OSP T- 0 0 J Ei\ , J , j I 11i1�11 �'n�11� 1 1�.11�11�11�1��11�11�11 MORIN LAKE OSR; i1�11�11 �11�1 ♦♦ LAKE 'I OSP ,'- ■fit ��■ 7�.♦�I �`��, ��- ►'�j11 _�_� ►�i •r' � 1111111 I ��m •�1 €19�.. Parks & Trails Plan 2030 Comprehensive Plan N W,�ma, E �S 3,000 1,500 0 "":! City Limit 2030 MUSA Open Water Wetlands Existing Parks and Trails Regional Trail Existing On Road Trail 0 Community Park 0 City Hall /Memorial Park 0 Existing Ball Fields /School Property Existing Park (Private /Lion's Park) ® Golf Course Proposed Parks and Trails Proposed County Bike Trail - - -- Proposed On Road Trail Off Road Trail 3,000 Feet Off Road Trail outside 2030 Development Area - - -- Horseback Trail Proposed County Road 50 NONE, Natural Gas Pipeline Easement Trail (Potential) City Square osP OSP /Nature Park • ASA - Athletic Search Area Neighborhood Park 0 Trailhead Search Area Greenway Corridor (Bonus Eligible Resource Corridor) *Proposed park and trails locations represent the general search areas for parks and trails. The City will work with developers and landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. June 2, 1011 •�� Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /Final Maps /2030 parks and trails.mxd Hennepin Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340 -5421 September 13, 2013 Ms. Kendra Lindahl City Planner City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Phone: 612 - 596 -0300 Fax: 612- 321 -3410 Web: www.co.hennepin.mn.us Re: Preliminary Plat Review — Triden Ridge Estates Second Addition Southwest Quadrant of County Road (CR) 117 and Triden Ridge Circle Hennepin County Plat Review No. 3318 Dear Ms. Lindahl: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat to transfer ownership of the existing home and outbuildings was received by Hennepin County on August 21, 2013. It is our understanding that there will be no change in the use of this property with the transfer of ownership. The county plat review committee examined and discussed this plat on September 10, 2013. Based on our review of the preliminary plat, the following comments are provided: Right -of -Way — The right -of -way for CR 117 along the property is 50 feet (centerline to property line), which is consistent with the county's typical design section for a two -lane rural roadway with a paved shoulder to accommodate pedestrian/bicycle traffic. No additional right -of -way is being requested as part of this plat. Access — There is a gravel driveway on CR 117 for the existing home. It is our understanding that the current driveway will remain, and no new access is proposed. Therefore, we do not have any further comments regarding access to this site. In the future, if Outlot A (46.26 acres) develops, the county will review a revised plat for the property to address future access. Based on current conditions with high traffic speeds on CR 117 (posted speed limit 55 mph) and future development expected to the northeast in the City of Rogers, the county would desire future access for Outlot A to be orientated to the east on Triden Ridge Circle. Permits — Please inform the developer that all proposed construction within county right -of -way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596- 0337 or stevemroenn co.hennepin.mn.us. An Equal Opportunity Employer Please contact Bob Byers (612) 596 -0354 or roberGbyers(a)co.hennepin.mn.us if you need anything further. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer JNG /cj s cc: Plat Review Committee Mark Larson, Hennepin County Survey Office Preliminary Plat of TRIDEN RIDGE ESTATES SECOND ADDITION DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: I I Ir10 I I 10 —�1 I I p l I ---- 1 - - - -J I L — — — — � - - -- BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING RIGHT -OF -WAY LINES, AND BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING LOT L INES, A S SHOWN ON THE PL T. r 0 0 24717 I I ` -drainage & utility I o / eosem fir' �G7 100 0 100 200 300 kale: I = I uu TOTAL AREA = 66.47 ACRES � J I LIJ `I> I I A Ar -/1 r1/1IA 80 —- ' / . /-\ E r, A I /1 - 7 /r- 1 �11_�TI l i v U. l\ L-1. I V l./. I - -. _ - 179.23 _droinoge - - - - - - --- N00 58'13 'W ^ p & utilit r' eosemen t 0 CID 82.98 " 69 Z I1 N8642'58 E N Edge of Delineated Wet /on '� j�o i' hti �0 Q >� I Edge o t pelfneoted Wetlond Wetlond Buffer ✓ N. (25' ovg. width) I \ .- Wetlon ' ad Buffer (25vg. width) c, I y I I Septic Area house 3 I o I I Ex Well v I Z I shed I 1 100.9 I shed II I LOT 1 III BLOCK 1 I I 10.20 ACRES I - — I I I � I M I I 46'W I V� J 0 01'47 "E 2155.36 _ -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1591 ----------- li /--)/ /T/ /1T n lJ (J / L . l./ / / -I � I I N I I I I 1 Q) o Z I mow lline fits I I � -- --- - - (- -- — — — — — -- 519 - - -- - - -J L— 127 - - --I S88 56 51 W 645.88 - 2 7.6 TiEl fence- ,, I I I I � I I I �o I I denotes Building Setback Line Front - 100 Side - 25 O Rear - 50 p I Wetlond - 15 Z I I I I I edge of woods- � i I I I� I? I I> L_L)AAI AAA,7)/ r_-IA 'l// \ v\// \ / -II V /VI/ -1i L.L_ VV VVL/ Notes: 1) Wetlands Delineated by Kjolhoug Environmental service Company. 2) All Easements with in Outlot A Triden Ridge Estates are proposed to be vacated. 3) Topographic wavier was granted for this plot. 4) Wetland Buffer vegetation to remain as it currently exists. Preliminary Plat on OUTLOT A, TRIDEN RIDGE ESTATES, Hennepin County, Minnesota Revised.• 8121113 del. wetland 8129113 wetlond Buffer 9 16 13 wetland buffer width l hereby certify that this survey, plan, or report was prepared by my or under my direct supervision and that l am a duly Licensed Land Surveyor under the laws of the State of Minnesota. ;�/'?-a, Paul E. Otto License #40062 Date: 9116113 OUTLOT A 46.27 ACRES I `I J � J J\ (3) 1 I l LCD I I �- > I el I I `I I C� I I �- I �= - I I I lOt 120 I — — — 20+ < S88 56'51 W 550.15 — - N I I \ I � \ I -mow line \ to Ile I � \ •\ L I I I I, — il / � I r Imow line — . I \ � I I \ I 11 it I ----------------------- - - - -u' S88'56'51 "W 906.85 treeline 1 l v 18t VICINITY MAP SECTION 6, TOWNSHIP 119, RANGE 23, HENNEPIN COUNTY, MINNESOTA coun Too 777 al U V aI a PROJECT N W 114 LOCA TION a� c c NE 1/4 rn 0 0 ookdole drive c 0 U meadow creek drive SW 1/4 SE 1/4 tessmer rood Date: 7/15/13 Tom Pouliot Drawn By.• M.L.H. Scale: 1 " = 100' Checked By.• P.E.O. PROPERTY DESCRIPTION: Outlot A, TRIDEN RIDGE ESTATES, Hennepin County, Minnesota, according to the record plot thereof. www.ottoassociates.com ���� �I 9 West Division Street — ,1 Buffalo, MN 55313 � (763)682-4727 %I, i iil Fax (763)682 -3522 Engineers & Land Surveyors, Inc. • denotes iron monument found O denotes 112 inch by 14 inch iron pipe set and marked by License #40062 ® denotes Wetland Buffer sign to be set Project No. 13-0326 .r, 0 0 Wencl< TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. DATE: September 26, 2013 SUBJECT: Triden Ridge Estates 2nd Addition Wenck Associates, Inc. 1800 Pioneer Creek Ctr. P.O. Box 249 Maple Plain, MN 55359 -0249 (763) 479 -4200 Fax (763) 479 -4242 E -mail: wenckmp @wenck.com I have reviewed the plat for Triden Ridge Estates 2nd Addition and have no City Engineering concerns or comments. Agenda Item: 6_b. • • • • L A N D F© R M From Site to Finish • • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform r • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: September 25, 2013 for the October 3, 2013 Planning Commission Meeting RE: PUBLIC HEARING. Meadow Creek Estates 2nd Addition Preliminary Plat on County Road 19 & Meadow Creek Drive (PID 06- 119 -23 -32 -0005 and 06- 119 -23 -34 -0003) (City file 13 -020) 60 -DAY REVIEW DEADLINE: Incomplete 1. Application Request The applicants are requesting approval of a preliminary plat to allow the creation of 1 new lot for the existing farmstead, a larger lot for Kowalski property and 1 outlot. No new construction is planned at this time. The proposed outlot intended to be farmed, but does have 5 development rights available and could be platted in the future for new homes. 2. Context Background On July 22, 2004, the City Council approved a Preliminary Plat and Conditional Use Permit for an Open Space Preservation Plat for 11 lots as "Meadow Creek Estates ". A 12th lot was platted, but it was retained by the Tessmers and was not part of the open space preservation plat. This is the parcel that is now proposed for Meadow Creek Estates 2nd Addition. On August 26, 2004, the City Council approved a final plat for Meadow Creek Estates. Zoning and Land Use The property is zoned Rural Residential and is guided Rural / Ag Residential. Surrounding Properties The surrounding properties are all zoned Rural Residential and guided Rural / Ag Residential. Natural Characteristics of the Site The wetland delineation shows a wetland on the south that is covered by a drainage and utility easement. No development is planned and no wetland impacts are shown. Landform, SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. • 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. A. Level of City Discretion in Decision - Making The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the City Code. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards The 48.46 -acre site includes Lots 5 and 6, Block 2, Meadow Creek Estates. The plat would carve off a new 2 -acre lot for the existing farmstead and add approximately 1 acre to the Kowalski parcel. The remaining land would be platted as Outlot A and would continue to be farmed. Covenants and Restrictions The application has been deemed incomplete because the applicant has not submitted revised covenants, easements and restrictions to ensure that the proposed Lot 1, Block 2 parcel remains party to the Meadow Creek Estates homeowners association and all associated requirements. The subdivision was developed as an OSP plat where additional development rights were granted in exchange for preservation of open space and certain other design elements. It is critical that the Kowalski desire for more land does not result in unintentional removal from the covenants and restrictions. The applicant must submit these documents for review and approval by the City Attorney. Lot Dimensions The proposed lots meet ordinance requirements for lot size, lot width and setbacks. No new development is proposed at this time. The new lot sizes would be: Lot 1, Block 1 (existing farmstead) = 2.0 acres Lot 2, Block 2 (Kowalski home) = 2.54 acres Outlot A = 43.92 acres Septic and Well No changes are proposed to the existing systems. Meadow Creek Estates 2nd Addition Plat (13 -020) October 3, 2013 El Streets No additional right -of -way is required for County Road 19 or Meadow Creek Drive. Drainage and Utility Easements Section 945.060, Subd. 2 of the Subdivision Ordinance requires 10 -foot drainage and utility easements around the perimeter of the lot (10 -foot adjacent to right -of -way and 5 -foot adjacent to shared lot lines). The plans comply with these requirements. One existing easement has been requested for vacation and the public hearing will be held at the City Council meeting on October 24tH All wetlands must be blanketed by a drainage and utility easement. The plans comply. Wetlands The wetland delineation was completed with the original Meadow Creek development and no changes are proposed. The delineation was approved by Elm Creek Watershed Management Commission. All wetlands are blanketed by a drainage and utility easement. Wetland buffers are not required on Outlot A at this time, but will be required if that parcel is platted in the future. Parks and Trails The applicant is not proposing any private or public park land with this plat. Park dedication was paid for the 11 new lots when Meadow Creek Estates was platted and was waived for the existing farmstead. No new lots are created with this plat; therefore, no park dedication is required. Park dedication would be required if Outlot A were platted in the future. Next Steps The applicant has also submitted a final plat application and a request to vacate an existing drainage and utility easement on Lot 1, Block 2. These items require only City Council action at the October 24th meeting. 4. Action Recommend approval of the preliminary plat, subject to the findings and conditions in the attached resolution. Meadow Creek Estates 2nd Addition Plat (13 -020) October 3, 2013 • Attarhments a. Draft Resolution Approving Preliminary Plat b. Location Map c. Hennepin County comments dated September 9, 2013 d. ECWMC comments dated September 9, 2013 a. Site Graphics Meadow Creek Estates 2nd Addition Plat (13 -020) October 3, 2013 • City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: xxxx, 2013 APPROVING PRELIMINARY PLAT FOR "MEADOW CREEK ESTATES 2 "D ADDITION" ON COUNTY ROAD 19 & MEADOW CREEK DRIVE (PID 06- 119 -23 -32 -0005 AND 06- 119- 23 -34- 0003) WHEREAS, the landowners have requested approval of a preliminary plat to allow subdivision of a 48.46 -acre parcel legally described as: Lots 5 and 6, Block 2, Meadow Creek Estates, Hennepin County, Minnesota WHEREAS, the Planning Commission has reviewed the preliminary plat 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 for a preliminary plat, subject to the following conditions: A preliminary plat is approved, in accordance with the application materials and plans received by the City on August 23, 2013, revisions received September 12, 2013, except as amended by this resolution. 2. There 5 development rights remaining on Outlot A, Meadow Creek Estates 2nd Addition. 3. Park dedication has been previously satisfied for Lots 1 and 2. Park Dedication for Outlot A will be required with future subdivision. 4. Prior to release of the plat for filing, the applicant /landowner must: a. Submit revised covenants, easements and restrictions to ensure that the proposed Lot 1, Block 2 parcel remains party to the Meadow Creek Estates homeowners association and all associated requirements. i. These documents must be submitted for review and approval by the City attorney. ii. These documents must be filed with the final plat. b. The preliminary plat shall be revised to show the location of the well and septic for the existing home. c. The preliminary plat shall be revised to show the driveway location for the existing home and identify which buildings are the home and which are accessory buildings, including the size of the accessory buildings. 5. Prior to issuance of a building permit, the applicant /landowner must: Page 1 of 2 City of Corcoran xxxx, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013 - a. Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. b. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 6. Prior to release of remaining escrow, the applicant /landowner must complete the following: a. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial guarantee shall be required to ensure installation per city requirements. 7. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of xx 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal Hennepin County GIS - Printable Map Interactive Mare 0E D cRfR Page 1 of 1 � i .l W^ +o. 1j, Parcel 06- 119 -23 -34 -0003 A -T -B: Abstract ID: Owner Market J M Tessmer /R A Tessmer $366,000 Name: Total: Parcel 10185 Co Rd No 19 Tax $3,371.26 Address: Corcoran, MN 55357 Total: (Payable: 2013) Property Sale Farm $750,000 Type: Price: Home- Sale Homestead 07/2004 stead: Date: Parcel 46.93 acres Sale Vacant Land Area: 2,044,079 sq ft Code: It Map Scale: 1" = 400 ft. N Print Date: 9/9/2013 This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2013 A T hpnk Green." http: / /gis.co.hennepin.mn.us /Propertylprintldefault.aspx ?C= 449838.2263677166,4998720.6... 9/9/2013 Hennepin Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340 -5421 September 12, 2013 Ms. Kendra Lindahl City Planner City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Phone: 612 - 596 -0300 Fax: 612 - 321 -3410 Web: www.co.hennepin.mn.us Re: Preliminary and Final Plat Review — Meadow Creek Estates Second Addition CSAH 19, Between Meadow Creek Drive and Tessmer Road Hennepin County Plat Review No. 3320 Dear Ms. Lindahl: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary and final plat to divide the existing farmstead from the larger parcel and add a small section of land to Lot 5 was received by Hennepin County on August 28, 2013. It is our understanding that no new development will occur on the 44 -acre outlot until it is platted in the future. Based on our review of the current Meadow Creek Estates Second Addition plat, the following comments are provided: Right -of -Way — The right -of -way for CSAH 19 along the property is 60 feet (centerline to property line), which is consistent with the county's typical design section for a two -lane rural roadway to provide for full pedestrian/bicycle accommodations. No additional right -of -way is being requested as part of this plat. Access — It is our understanding that access to the site will be provided via Meadow Creek Drive. Therefore, we do not have any further comments regarding access to this site. Permits — Please inform the developer that all proposed construction within county right -of -way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596 -0337 or steve.proen6i o.hennenimmm . Please contact Bob Byers (612) 596 -0354 or robert.byersIA) o.henneyin.mn.us if you need anything Further. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer JNG /cjs cc: Plat Review Committee Mark Larson, Hennepin County Survey Office An Equal Opportunity Employer elm creek Watershed Management Commission ADMINISTRATIVE OFFICE TECHNICAL OFFICE 3235 Fernbrook Lane Hennepin County, DES Plymouth, MN 55447 701 Fourth Avenue South, Suite 700 PH: 763.553.1144 Minneapolis, MN 55415 FAX: 763.553.9326 PH: 612.596.1171 E -mail: Iudie @iass.biz FAX: 612.348.8532 www.eimcreekwatershed.org E -mail: Ali .DurounooluCa@co.hennepin.mn.us To: Kendra Lindahl, AICP From: Ali Durgunoglu, P.E., Ph.D. Date: September 9, 2013 Project: Meadow Creek Estates Second Addition, Corcoran, Preliminary and Final Plat Review; PID#: 06- 119 -23 -32 -0005; 06- 119 -23 -34 -0003 Dear Kendra, I reviewed the plan submitted for this project. This project is a re- platting of Lots 5 and 6, Block 2 of Meadow Creek Estates. There is no land disturbing activities proposed. Therefore, our review is limited to determining the existence of wetlands and floodplains, and establishment of drainage and utility easements for those areas. Our databases indicate that the proposed Outlot A has multiple wetlands along the south side of the property (a drainage way flowing from east to west) and several isolated wetlands scattered throughout the rest of Outlot A. It appears that the proposed plat has covered the south drainage way in easements. The Commission emphasizes that official wetland boundary determination must be conducted when Outlot A is be developed, or re- platted. There are no floodplains established by FEMA or Elm Creek Watershed Management Commission. There is a stream flowing northerly on the west portion of the existing Lot 5, Block 2. The proposed plat shows a drainage and utility easement along this flowage. This easement also covers a storm sewer connecting Meadow Creek Drive runoff to a storm pond located on the outlot of Meadow Creek Estates. Our analysis showed that there are no potential wetlands within the proposed lots in Meadow Creek Second Addition (Lot 1 Block 1 and Lot 1 Block 2, Meadow Creek Second Addition). Sincerely, S: \EMD \DEMCON \CORR \DURGUNOGLU \_ WATERSHEDS \ELM_CRK\PLAN_REVIEW \2013 \Meadow Creek Estates 2nd Addition, Corcoran.docx CHAMPLIN • CORCORAN • DAYTON • MAPLE GROVE • MEDINA • PLYMOUTH • ROGERS al m PrOpAr NJMC Preliminary Plat Of: MEADOW CREEK ESTATES 2ND ADD. Corcoran, Minnesota Jim and Rachael Tessmer 23825 Tessmer Read Loretto, MN 55357 Jacob and Carrie Kowalski 23745 Meadow Creek Drive Corcoran, MN 55357 Pmle55Onxl Sery c,r.. ASSOCIATES L.md. n.' N" F ll q mennl coo rr R a..... P t Sli learmnm.. uT ual Cnn'nl. ..e N/A u e SEMI a ELL M M1LN T Na PRELIMINARY PLAT PA ..... IM 13 -289 SIELIM Ann, Sheet 1 of 1 m, A _ er — -- ,Is 1 /' Inns "ran W I �V 77 a4 L - r / / / oo- v�It, N mi III / �V •mi/ /� ( /// .-�I ` _ .�� 11 HILL v I LING f 1 _ \\? �' ! Uwe \ \\ \ / / \ I] •� l / 0 BO SCALE IN FEET - 1 NOT TO STALE t 1 AND VUTILITY EAS4MFNT5 ME \ 1 11 I .p/ �6' 1 1 iwh. I SHOWN T I I —S J / 10 10 q \ ' II BEING ID MET IN WIDTH. U11E55 OTXERMSE / -n0 - I C NOICATED AND AOJdNINO LOT LINES, AND / - ` I BEING 10 FEET IN WIDTH. UNLESS OTHATMEE INDICATED. AND Able NO WGHT OF -WAY lo. \ p0b" , l ( / I• LINES AS .. Ory THE PUT. I ` 1 Outlot A PRELIMINARY PLAT GENERAL NOTES SURVEYOR: OWNERIDEreet., R: / r 11 I ` / / Loucks Associates, InS Her Streeter Hemlock Lane, Suite 300 13100 - 35th Avenue N. ✓ �•/ / Maple MN 55330 Plymouth, MN 55441 Maple 4 550, ]63- 424 -5505 763- 566 -4151 763 -56 �..._. ( __ -. ... LEGAL DESCRIPTION: 1 N. o, __ --- laps_._ —��� j Lots 5and 6, Block 2, MEADOW GREEK ESTATES. Hennepin County, Minnesota. /�— J ��1, GATE OF PREPARATION: ! '. __.� —�. -'i �- - -- - -- ^m, August 2013 Y /. noo- --. — T I'. - r]a v' A, . / BENCHMARK: Rim of CatcM1 Bas n Located at Intemection of Co. Rd No. 19 8 Tessmer Road as shown. '4*� - - \ / _ -t • -�� Fill, = 999.50 Feet (City of Corcoran Datum) MI - I �'� �b - rt �V 6 EXISTING ZONING: - _ - _ __ '" /� �I - I .I Zone (RR) Rural Res den4al - - PROPOSED ZONING: - - - R Zone (RR) Rural Residential AREAS: •U \ - of Proposed Lot 1, Block 1 = 87,120 STFt. Or 2.00ACres \ Proposed Lot 1, Block 2- 110,604Sq.Ft.or 2.54Acres - Proo0setl Outlet A= 1,9 3,371 Sg.Ft. or 43.92 Aces. - -- - _ / _Ave. _�_ sa�aiE Total Area A111095 Sq,Ft. or48.46 Acres / _ }F '. // TOM1gbSF FLOOD ZONE DESIGNATION: • M1r /� This properly is contanetl in Zone X(areas determined to be outside are 0.2% annual - chancefloodplan) per Flood Insurance Rate Map Community Panel Ni 27053C0019E, n l /iIP effective date of September 2, 2004. e a � V i NOTE: - se, °,,,xr <s Contours shown hereon were obtained from the Hennepin County LIOAR Geo Database ^I Dated January 11 2013 8 - -- � — i `I SAN- - -. a — - -- — - --- 589 i5'Y"W - laJ6ll -- _ / --- PrOpAr NJMC Preliminary Plat Of: MEADOW CREEK ESTATES 2ND ADD. Corcoran, Minnesota Jim and Rachael Tessmer 23825 Tessmer Read Loretto, MN 55357 Jacob and Carrie Kowalski 23745 Meadow Creek Drive Corcoran, MN 55357 Pmle55Onxl Sery c,r.. ASSOCIATES L.md. n.' N" F ll q mennl coo rr R a..... P t Sli learmnm.. uT ual Cnn'nl. ..e N/A u e SEMI a ELL M M1LN T Na PRELIMINARY PLAT PA ..... IM 13 -289 SIELIM Ann, Sheet 1 of 1 MEADOW CREEK ESTATES 2ND KNOW ALL PERSONS BY THESE PRESENTS: That Jacob A. Kowalski and Carrie D. Kowalski, husband and wife, owners and proprietors of the fallowing described property situated in the County of Hennepin, State of Minnesota, to wit: Stale of Minnesota County of Hennepin ADDITION Lot 5, Block 2, MEADOW CREEK ESTATES The foregoing instrument was acknowledged before me this day of , 201_ by Richard L. AND: That James M. Tessmer and Rachael A. Tessmer, husband and wife, owners and proprietors of the following described Licht, a Licensed Land Surveyor. property situated in the County of Hennepin, State of Minnesota, to wit: Lot 6, Block 2, MEADOW CREEK ESTATES Have caused the same to be surveyed and platted as MEADOW CREEK ESTATES 2ND ADDITION and do hereby dedicate to the public for public use forever the easements for drainage and utility purposes as shown on this plat. In witness whereof said Jacob A. Kowalski and Carrie D. Kowalski have hereunto set their hands this _day of ,201_ Jacob A. Kowalski State of County of The foregoing instrument was acknowledged before me this Kowalski and Carrie D. Kowalski, husband and wife. (Signature) (Printed Name) Notary Public County, My Commission Expires January 31,201 Carrie D. Kowalski day of In witness whereof said James M. Tessmer and Rachael A. Tessmer have hereunto set their hands this ,201_. James M. Tessmer Stale of County of The foregoing Instrument was acknowledged before me this Tessmer and Rachael A. Tessmer, husband and ife. (Signature) (Printed Name) Notary Public County, My Commission Expires January 31,201 SURVEYORS CERTIFICATION Rachael A. Tessmer day of 201 by Jacob A. day of 201 by James M. I, Richard L. Licht, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the Slate of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of Richard L. Licht, Licensed Land Surveyor Minnesota License No. 26724 (Signature) (Printed Name) Notary Public County, Minnesota My Commission Expires January 31, 201 CORCORAN, MINNESOTA This plat of MEADOW CREEK ESTATES 2ND ADDITION was approved and accepted by the City Council of Corcoran, Minnesota, at a regular meeting thereof held this day of 201. If applicable, the written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minn. Statutes, Section 505.03, Subd. 2. CITY COUNCIL OF CORCORAN, MINNESOTA By Mayor By TAXPAYER SERVICES DEPARTMENT, Hennepin County, Minnesota Clerk I hereby certify that taxes payable in 20 and prior years have been paid for land described on this plat, dated this _day of ,201_. Mark V. Chapin, Hennepin County Auditor By Deputy SURVEY DIVISION, Hennepin County, Minnesota Pursuant to MN. STAT. Sec. 3838.565 (1969) this plat has been approved this 201 William P. Brown, Hennepin County Surveyor By COUNTY RECORDER, Hennepin County, Minnesota day of I hereby certify that the within plat of MEADOW CREEK ESTATES 2ND ADDITION was recorded in this office this day of , 201_, at o'clock—M. Martin McCormick, County Recorder By Deputy A 2013 ASSOCIATES MEADOW CREEK ESTATES 2ND ADDITION C.R. DOC. No. NB' 1695)6 , r __ - - - rnm ___ —_____ _ - -__ —�I 1 I 563 °27'00 "W II -Ig "77 L g I r r �_ . -r �. III1GL•r_-- JJ __1R90 � _— _ Nryil Nrf 1 1 I I I 0 loo I I SCALE IN FEET 0 1 I BEARINGS ARE ASSUMED m 1 of sl m 1 I O DENOTES I/2 INCH X 14 INCH IRON MDMLMENT SET, MARRED °RLS 26720' N 1 • DENOTES IRON MONUMENT FOUND 1� I 1° I Out /ot A NOT To SCALE DRAINAGE AND EASEMENTS ARE 1 1 H SHOWN THUS: I I 1 h HD 1 D I !0 BEING IO FAN w MOTH, UNLESS OTHERWISE 1 M99YB'P9'W P9S0] ` AND LOT LINES. AND ES. AN r BEING ID ID FEET IN WIDTH, LWLE55 OTHERWISE N WIDTH, I r-------- - - - - -- I INDICATED INDICATED. AND ADJOINING NIGHT-OF-WAY 1` LINES, AS SHOWN ON THE PLAT. - g1 I I I .v�zdp g1 I t "I 6° wB. — oI SBrlro'es't Jy9 ATi / 59i 59'lS�W IBEX �PoJS "ry rRW "- . ,u 5 n • n- r-r I c 4IP r• I rm 9N/ D Chi vQM�� r _ X2,8 `_____ -- ___ x ------ - - - - -- 569 °35'J5 "W 136 rr ASSOCIATES Wencl< TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. DATE: September 26, 2013 SUBJECT: Meadow Creek Estates 2nd Addition Wenck Associates, Inc. 1800 Pioneer Creek Ctr. P.O. Box 249 Maple Plain, MN 55359 -0249 (763) 479 -4200 Fax (763) 479 -4242 E -mail: wenckmp @wenck.com I have reviewed the plat for Meadow Creek Estates 2nd Addition and have no City Engineering concerns or comments. • • Agenda Item: 6.c. L A N D F 0 R M From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: September 25, 2013 for the October 3, 2013 Planning Commission Meeting RE: PUBLIC HEARING. City- Initiated Ordinance Amendment regarding Density (city file 13 -021) 60 -DAY REVIEW DEADLINE: N/A Application Request The City Council directed staff to prepare new density definitions to better reflect the true development density in new developments. The Council also suggested a clarification to the accessory dwelling unit definition. 2. Background At the June 27, 2013 City Council meeting, the Council reviewed a sketch plan from Lennar for 437 single family homes on 265 acres. Based on the preliminary information available with the sketch plan, staff estimates that the density based on the current ordinance definitions would be approximately 2 units per acre where the Comprehensive Plan anticipates 3 -5 units per acre. During the discussion of the sketch plan, the Council raised two questions for staff to research: 1. What is the current net land area /net density definition and could it be changed to more accurately reflect the development density? 2. Can accessory dwelling units be counted as housing units for the density calculation? 3. Proposed Language Density Definitions The Corcoran Zoning Ordinance contains the following definitions (similar definitions are located in the Subdivision Ordinance): DENSITY, GROSS: The number of housing units divided by the gross residential acreage (total land area), based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. DENSITY, NET: The number of housing units divided by the net residential acreage (gross land area minus wetlands and areas below the 100 -year ordinary high water elevation). For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. Landfori SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. 0 i • DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus wetlands, areas below the 100 -year ordinary high water elevation and right -of- way or easements for existing public streets. The City's definitions are different than the definition used by the Metropolitan Council. The Metropolitan Council calculates net density "by taking the gross (total) area of the development and removing wetlands and waterbodies, public parks and open spaces, arterial road rights -of -way, and any other area that is protected or removed from development by local ordinances. Examples of areas that may be protected by local ordinances include steep slopes and floodplains. " Staff researched other community definitions and found two good examples where staff has used these definitions in reporting to the Met Council. Chanhassen Net Density is the quotient of the total number of dwelling units divided by the developable acreage of the site. Developable acreage excludes wetlands, lakes, roadways and other areas not suitable for building purposes. • They deduct all undevelopable areas including streets and ponds that are in outlots Plymouth: Density: The number of dwelling units divided by the acreage of a site, excluding areas of wetlands and required wetland buffer strips, areas below the 100 -year flood elevation, areas below the ordinary high water level of lakes and streams, areas below the high water level of ponds, and areas of right -of -way for arterial roadways. For planned unit developments, the acreage of a site shall also exclude conservation easement areas. The City could change the density definition to align more with the Met Council definition and remove park land and /or trail easements from the density calculation. The Council could also consider whether to remove the wetland buffer area (in addition to the wetland area itself) from the density calculations. This area is unbuildable, so it could be removed. Removal of one or more of these areas would result in a higher density for any development that included park land dedication or wetland buffers. Staff recommends the following changes: DENSITY, GROSS (PRE- DEVELOPMENT): The number of housing units divided by the gross residential acreage (total land area), based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. DENSITY, NET (PRE - DEVELOPMENT): The number of housing units divided by the net residential acreage (gross land area minus wetlands and areas below the 100 -year ordinary high water elevation). For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. Ordinance Amendment for Density Definitions October 3, 2013 i • DENSITY, NET (POST- DEVELOPMENT): The number of housing units divided by the net residential acreage (gross land area minus land to be dedicated as public park, lakes, streams, wetlands, required wetland or shoreland buffer strips -apA, areas below the 100 -year ordinary high water elevation, right- of -way or easements for existing and proposed public streets). For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. PRE - DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus wetlands, areas below the 100 -year ordinary high water elevation and right -of -way or easements for existing public streets. POST - DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus land to be dedicated as public park, lakes, streams, wetlands, required wetland or shoreland buffer strips, areas below the 100 -year ordinary high water elevation and right -of -way or easements for existing and proposed public streets. Staff recommends that the pre - development and post - development definitions be provided because our fee schedules have been drafted based on pre - development density definitions, but the post - development definitions are desired to better reflect the density goals adopted in our Comprehensive Plan based on Metropolitan Council guidelines. Staff notes that there was discussion at the City Council about: 1. Adding stormwater pond areas as an area to be deducted 2. Eliminating local streets as one of the areas to be deducted However, the Council direction was not clear and after further analysis, staff recommends no change to the draft primarily because while neither area is developable, both are required for any significant new development. Streets are truly undevelopable land but the ponding areas are amenity spaces that could be viewed as extensions of the open space within the development —the City could allow ponds in outlots or as part of a larger lot making calculation of these areas more difficult that public streets which are located in right -of -way dedicated to the City. However, the Commission could reach a different conclusion and make a different recommendation. Housing Unit Definition The City Council initially asked staff to look at changing the definition of accessory dwelling unit to count the "NextGen" accessory dwelling units proposed in the Lennar project to be an example of why accessory dwelling units should be counted as dwelling units. However, Lennar has indicated that this change affects so few homes within their developments, it would net have a measurable impact on their density calculation. The current Corcoran definitions in the City Code are as follows: Ordinance Amendment for Density Definitions October 3, 2013 ! i DWELLING UNIT: A residential building or portion thereof intended for occupancy by one or more persons with facilities for living, sleeping, cooking and eating, but not including hotels, motels, nursing homes, tents, seasonal cabins, boarding or rooming houses, motor homes, or travel trailers. DWELLING UNIT, ACCESSORY: A self- contained dwelling unit having its own kitchen and bathroom facilities, and which is designed as a second separate dwelling unit that is clearly incidental and subordinate to the principal use of a lot. Staff contacted Metropolitan Council Sector Representative Freya Thamman. She indicated "The Council's practice to follow the U.S. Census definition of "housing unit ", which indicates that a housing unit includes its own kitchen and bathroom." A review of the US Census definitions shows "A housing unit is a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall." (Source: U.S. Bureau of the Census, 2010 Census of Population and Housing, Profiles of General Demographic Characteristics) Staff recommends the following: DWELLING UNIT, ACCESSORY: A self- contained dwelling unit having its own kitchen and bathroom facilities, and which is designed as a second separate dwelling unit that is clearly incidental and subordinate to the principal use of a lot. In order for an accessory dwelling unit to be counted as a dwelling unit for the purposes of determining development density, a kitchen must include a sink with piped water, a range and a refrigerator. 4. Recommendation The Planning Commission should recommend approval of the following: a. Draft Ordinance approving ordinance amendment b. Draft Resolution approving findings of fact for ordinance amendment Attachments 1. Draft Ordinance approving ordinance amendment 2. Draft Resolution approving findings of fact for ordinance amendment Ordinance Amendment for Density Definitions October 3, 2013 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2013- Motion By: Seconded By: xxx, 2013 AN ORDINANCE AMENDING THE TEXT OF CHAPTER 9 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SUBDIVISION ORDINANCE AND CHAPTER 10 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN ZONING ORDINANCE THE CITY COUNCIL OF CORCORAN ORDAINS: SECTION 1. Amendments. The text of Section 915.020 of Chapter 9 (Subdivision Ordinance) of the Corcoran City Code is hereby amended by deleting the stFiGken material and adding the underlined material as follows: PRE - DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus wetlands, areas below the 100 -year ordinary high water elevation and right -of -way or easements for existing public streets. POST - DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus land to be dedicated as public park, lakes, streams, wetlands, required wetland or shoreland buffer strips, areas below the 100 -year ordinary high water elevation and right -of -way or easements for existing and proposed public streets. SECTION 2. Amendments. The text of Section 1020.020 of Chapter 10 (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the der► material and adding the underlined material as follows: DENSITY, GROSS (PRE- DEVELOPMENT): The number of housing units divided by the gross residential acreage (total land area), based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. DENSITY, NET (PRE- DEVELOPMENT): The number of housing units divided by the net residential acreage (gross land area minus wetlands and areas below the 100 -year ordinary high water elevation). For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. DENSITY, NET (POST- DEVELOPMENT): The number of housing units divided by the net residential acreage (gross land area minus land to be dedicated as public park, lakes, streams, wetlands, required wetland or shoreland buffer strips= areas below the 100 -year ordinary high water elevation, right -of -way or easements for existing and proposed public streets). For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2013- xxx, 2013 DWELLING UNIT, ACCESSORY: A self- contained dwelling unit having its own kitchen and bathroom facilities, and which is designed as a second separate dwelling unit that is clearly incidental and subordinate to the principal use of a lot. In order for an accessory dwelling unit to be counted as a dwelling unit for the purposes of determining development density, a kitchen must include a sink with piped water, a range and a refrigerator. PRE - DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus wetlands, areas below the 100 -year ordinary high water elevation and right -of -way or easements for existing public streets. POST - DEVELOPABLE AREA: The net land area available for development. Developable area is based on the pre - development conditions of the site and is calculated as follows: gross land area minus land to be dedicated as public park, lakes, streams, wetlands, required wetland or shoreland buffer strips, areas below the 100 -year ordinary high water elevation and right -of -way or easements for existing and proposed public streets. SECTION 3. Effective Date. This ordinance shall be in full force and effect upon its passage. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Ordinance is hereby declared adopted on this xx day of xxx 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: xxx, 2013 A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF CHAPTER 9 OF THE CORCORAN CITY CODE ENTITLED SUBDIVISION ORDINANCE AND CHAPTER 10 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN ZONING ORDINANCE WHEREAS, the City of Corcoran initiated an amendment to update the City Code to address changes to definitions; and WHEREAS, the amendment would be consistent with the 2030 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the Planning Commission has reviewed the proposed text amendments at a duly called public hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the Subdivision Ordinance and Zoning Ordinance text amendment, based upon the finding that the proposed amendments would be consistent with State law and the City's Comprehensive Plan, and compatible with other provisions of the City Code. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of xxx 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 1 of 1 City Seal The following is a summary of project status for current, active projects: 1. Armbruster Topography and Wetland Waiver (city file no. 09 -011). An application has been received for a waiver from the topography and wetland requirements and was reviewed by the City Council on November 23, 2009. The City Council expressed concerns about the concept and directed the applicant to revise the concept plan. The applicant submitted a letter extending the review period until January 1, 2014. Staff recommends that no further extensions be provided. PUD Sketch Plan and EAW for Lennar (City File 13 -007). The applicant submitted a PUD sketch plan and the City Council took action initiate the completion of the required EAW (environmental review assessment worksheet) at the April 25th Council meeting. The sketch plan was reviewed by the Council on June 27th and advisory comments were provided. The EAW is a process required by the State of Minnesota. The EAW was distributed for comment and the comment period ends on September 4th. The EAW is scheduled for Council consideration on September 26th. Following completion of the EAW, the applicant could request approval of preliminary plat and PUD preliminary development plan and finally a final plat, PUD final development plan and rezoning to PUD. 3. Great River Energy Administrative Permit and Site Plan Modification for replacing tower at 7251 CR 116 (26- 119 -23 -41 -0001) (city file 13 -008). This item is currently incomplete, but will be administratively approved. 4. Triden Ridge Estates Second Addition Preliminary Plat and Final Plat at 23425 CR 117 (city file 13 -019). The landowner received a wetland delineation and topography waiver on June 27th. They have submitted a request for approval of a preliminary and final plat. This is scheduled for Parks Commission review on September 17th, Planning Commission review on October 3rd and City Council on October 24tH 5. Meadow Creek Estates 2nd Addition Preliminary Plat, Final Plat and Easement Vacation (PID 06- 119 -23 -32 -0005 and 06- 119 -23 -34 -0003) (City file 13 -020). This is scheduled for Parks Commission review on September 17th, Planning Commission review on October 3rd and City Council on October 24th 6. City- initiated Ordinance Amendment regarding Density (city file 13 -021). This is scheduled for Parks Commission review on September 17tH, Planning Commission review on October 3rd and City Council on October 24tH 7. Sign Ordinance Update. At the April 25th Council meeting, the City reviewed a request for the city to initiate a sign ordinance update. Specifically, they requested that the City review the ordinance standards relating to sign area, sign height and internal illumination and, because this is a city -wide issue, that the ordinance update be completed by the City out of the City funds. The Council discussed the issue and directed staff to bring a proposal back at a later date because the Council felt Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 Agenda Item _ i • i • L A N D F O R M From Site to Finish 105 South Fifth Street, Tel: 612 - 252 -9070 MEMORANDUM Suite Minneapolis, MN 55401 Fax: 612-252-9077 pool et www.lantlform.net ndfor DATE September 17, 2013 TO Brad Martens cc City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications The following is a summary of project status for current, active projects: 1. Armbruster Topography and Wetland Waiver (city file no. 09 -011). An application has been received for a waiver from the topography and wetland requirements and was reviewed by the City Council on November 23, 2009. The City Council expressed concerns about the concept and directed the applicant to revise the concept plan. The applicant submitted a letter extending the review period until January 1, 2014. Staff recommends that no further extensions be provided. PUD Sketch Plan and EAW for Lennar (City File 13 -007). The applicant submitted a PUD sketch plan and the City Council took action initiate the completion of the required EAW (environmental review assessment worksheet) at the April 25th Council meeting. The sketch plan was reviewed by the Council on June 27th and advisory comments were provided. The EAW is a process required by the State of Minnesota. The EAW was distributed for comment and the comment period ends on September 4th. The EAW is scheduled for Council consideration on September 26th. Following completion of the EAW, the applicant could request approval of preliminary plat and PUD preliminary development plan and finally a final plat, PUD final development plan and rezoning to PUD. 3. Great River Energy Administrative Permit and Site Plan Modification for replacing tower at 7251 CR 116 (26- 119 -23 -41 -0001) (city file 13 -008). This item is currently incomplete, but will be administratively approved. 4. Triden Ridge Estates Second Addition Preliminary Plat and Final Plat at 23425 CR 117 (city file 13 -019). The landowner received a wetland delineation and topography waiver on June 27th. They have submitted a request for approval of a preliminary and final plat. This is scheduled for Parks Commission review on September 17th, Planning Commission review on October 3rd and City Council on October 24tH 5. Meadow Creek Estates 2nd Addition Preliminary Plat, Final Plat and Easement Vacation (PID 06- 119 -23 -32 -0005 and 06- 119 -23 -34 -0003) (City file 13 -020). This is scheduled for Parks Commission review on September 17th, Planning Commission review on October 3rd and City Council on October 24th 6. City- initiated Ordinance Amendment regarding Density (city file 13 -021). This is scheduled for Parks Commission review on September 17tH, Planning Commission review on October 3rd and City Council on October 24tH 7. Sign Ordinance Update. At the April 25th Council meeting, the City reviewed a request for the city to initiate a sign ordinance update. Specifically, they requested that the City review the ordinance standards relating to sign area, sign height and internal illumination and, because this is a city -wide issue, that the ordinance update be completed by the City out of the City funds. The Council discussed the issue and directed staff to bring a proposal back at a later date because the Council felt Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 that this was a significant undertaking that would involve much more than this one issue. We will work with the City Administrator to determine the appropriate meeting to have this considered. Also, there are a number of projects that have been approved, but are still not filed and closed out: 1. Ess Addition (city files 05 -017, 08 -003 and 12 -024). The City Council granted an after - the -fact extension for this final plat at their November 29, 2012 meeting. The applicant is now working to file the required documents to close out this file. 2. Corcoran Business Park (city file 06 -005). The City Council granted a one year extension to the final plat approval, which expired on April 12, 2011. Staff has spoken to the applicant and is still working to close out this project. 3. Northern Natural Gas Administrative Permit (city file 09 -009). This project has been completed but a site inspection on May 15th I identified 5 trees that must be replaced. Upon replacement of these trees, the project can be closed out and the landscape guarantee refunded. Staff has inspected, refunded the landscape bond and is the process of closing out the file. 4. Satellite Industries Site Plan Amendment, Conditional Use Permit Amendment, Lot Consolidation and Easement Vacation (city file 10 -007). On September 23rd the City Council approved Resolutions 2010 -37, 2010 -38 and 2010 -39 approving the request with a number of conditions. The applicant has addressed those conditions and has submitted a building permit application and has begun site work. Staff inspected the site on October 12th and found that the major site improvements had been made, but there are several items that still have to be addressed. We have discussed these items with the landowner. The city has a financial guarantee in place to ensure completion. We inspected the site on July 31s' and found a number of trees that did not survive and have to be replaced. We have another inspection planned for later this month. 5. Park Place Storage After - the -Fact Extension of Approvals (city file no. 10 -008). On September 23, 2010, the City Council approved a site plan and conditional use permit amendment for Park Place Storage to construct the 18th and final mini - storage building on that site. The approvals expired on September 23, 2011. The applicant contacted the City and requested a one year extension until September 23, 2012. The conditions have been met and a building permit was issued in September. The applicant has completed most of the site work with final items to be completed and final inspection this month. 6. Rocks N Blocks Site Plan Amendment and Conditional Use Permit (city file no. 10 -012). An application was received for a Conditional Use Permit and Site Plan Amendment to continue operation of a business with outside storage at 20010 75th Avenue North. The application was approved by the City Council on June 23rd. This was approved as a way to correct a code enforcement issue. Staff inspected the site on July 31St and found that the landscaping had not yet been completed. The work is now complete, the LOC and escrow have been refunded and staff is working to close out the file. 7. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (city file 12 -002). Hope Ministries has submitted a request for a conditional use permit to allow a cemetery west of the existing church. The application was approved by the City Council on March 22nd and site work had begun. The letter of credit for site improvements has been released but we are holding the escrow pending completion of the approved landscaping. 8. Schmid's Hidden Valley 2 "d Addition Topography /Wetland Waiver, Preliminary Plat and Final Plat at 21820 Oakdale Drive (PID 04- 119 -23 -34 -0007, 04- 119 -23 -42 -0002 and 04- 119 -23 -42 -0003) (City File No. 12 -016). The application for topography and wetland delineation waiver was approved at the September 27th Council meeting. The preliminary plat and final plat were approved by the City Council on April 25th. The applicant is working on complying with approval conditions so that they can get the final plat mylar signed and recorded. 9. Site Plan and Variance for Maple Hill Estates Community Center) (City File 12 -022). The landowner and the City received a CDBG grant to construct a new community center on land north of the manufactured home park that is also owned by the park owner. This new building is in the process MEMORANDUM 2 of being designed. The building is likely to straddle a lot line or at minimum require a setback variance. The survey has been completed and the site plan is currently being prepared. This item was approved by the City Council on April 25th. The City Administrator is working on this project to determine schedule and viability. 10. Feasibility Study for Lennar (City File 12 -025). The applicant requested that the City conduct an infrastructure feasibility study regarding property west of CR 101 and north of Hackamore. This is part of the property that was previously proposed as the "Hedgestone" development. The applicant has provided an escrow and the City Engineer has begun work on feasibility study. The study was accepted by the City Council at their April 25th Council meeting. The City Engineer continues to refine the study. 11. Heinz Second Addition Preliminary and Final Plat at 20801 CR 117 (03- 119 -23 -14 -0002) (City file 13 -003). A wetland and topographic waiver was approved on January 24th. This item was approved by the City Council action on April 25th. The applicant is working on complying with approval conditions so that they can get the final plat mylar signed and recorded. The applicant has site work to complete and then the escrow can be refunded. 12. Lano Equipment at 23580 Highway 55 Site Plan Amendment for Cold Storage. (31- 119- 23 -34- 0007) (13 -006). This item was approved by the City Council on July 11th. The applicant has not yet submitted revised plans for City review and approval. Upon approval of the plans, they could apply for a building permit to construct the new building. 13. Funfar CUP for accessory building at 22730 Wagon Wheel (32- 119 -23 -24 -0006) (13 -009). This item was approved by the Council on July 11th. The applicant must comply with conditions and then the project will be closed out. 14. Ophoven CHOL at 19315 CR 30 (city file 13 -014). Jeff Ophoven has submitted a request for approval of a CHOL for an existing home occupation for outside storage. This is the result of a code enforcement issue. The item was reviewed at the Planning Commission on July 18th and City Council approved the request on July 25th. Staff will now close out the file. 15. Sketch Plan Review for Mini - Storage at 19219 CR 10 (City file 13 -017). This was just received and is being reviewed for completeness. It was reviewed at the August 1St Planning Commission and the September 12th City Council meeting. The council indicated general support for a request to reguide to industrial and a rezoning to PUD to address transitions. Staff will be meeting with the applicant on September 25th to discuss next steps. MEMORANDUM