HomeMy WebLinkAbout2016-04-07 Planning Commission MinutesCITY OF CORCORAN
PLANNING COMMISSION MEETING
MINUTES
7:00 PM - THURSDAY, APRIL 7, 2016
The Corcoran Planning Commission met on April 7, 2016, at City Hall in Corcoran, Minnesota.
Present were: Chair Jacobs, Commissioner Ravnholdt, Commissioner Wu, Commissioner Theis,
and Vice -chair Schultz.
Also present were: Administrator Martens, City Planner Lindahl, Code Compliance Official
Pritchard, and Council Liaison Thomas
1. Call to Order
Chair Jacobs called the meeting to order at 7:00pm
2. Pledge of Allegiance
3. Open Forum — Mr. Phil Bongaarts, 19949 Larkin Rd, shared concerns regarding the
proposed Willow /Larkin paving project and future road realignment.
4. Chair and Vice -chair Elections
Motion made by Theis, seconded by Ravnholdt to elect Commissioner Jacobs as Chair
and Commissioner Schultz as Vice - chair. Voting Aye: Jacobs, Ravnholdt, Wu, Theis, and
Schultz. (Motion carried 5:0)
5. Approval of:
a. Agenda
Motion made by Ravnholdt seconded by Wu to approve the agenda as presented. Voting
Aye: Jacobs, Ravnholdt, Wu, Theis, and Schultz. (Motion carried 5:0)
b. November 5, 2015 Planning Commission Minutes
Motion made by Theis seconded by Wu to approve the minutes as presented. Voting Aye:
Jacobs, Ravnholdt, Wu, Theis, and Schultz. (Motion carried 5:0)
6. New Business
a. APPLICATION WITHDRAWN. Beacon Academy request for Preliminary Plat,
Site Plan and Conditional Use Permit (City file 16 -009).
Information Only
b. Ravinia 4t" Addition. Request from Lennar for PUD Final Plan Approval with
PUD modifications (City file no. 16 -004)
Staff Report — City Planner Lindahl presented her staff report.
ii. Public Comment
Paul Tabone, Lennar, clarified that the change in home styles was due to a
change in the market in which smaller lots, smaller homes, and smaller garages
were trending for young families and first -time move -up home buyers.
Mr. Tabone explained that the alteration to the cul de sac island design and lack
of irrigation was due to an oversite in the field in which irrigation was not
installed. The intention was to reuse stormwater to irrigate the cul de sac, much
like the boulevards. Lennar would like to avoid installing the irrigation system
and take a more eco- friendly, low- maintenance approach by installing a drought -
tolerant, low- maintenance grass cover. Lennar feels this is a better product for
the application as it will see harsh conditions due to snow storage, road salt, etc.
iii. Commission Discussion & Recommendation
The Commission requested that Lennar supply a rendering and some real -world
examples of the proposed cul de sac landscape design. They want to see proof
that the proposed design will work. The Commission agreed that the existing cul
de sac islands are not acceptable and must be changed, but that there is merit to
their new proposal. However, the proposal is lacking information and should the
proposal not be accepted, the original approvals should be enforced.
The Commission asked for clarification of the design of the new line of homes
and shared concerns with the smaller lots sizes and asked if the homes were of
less quality. Mr. Tabone stated that the home plans have been simplified to save
on construction and material cost, but that quality has not been changed. The
new line will have less base features, such as granite counters and stone facade
exteriors. Mr. Tabone confirmed that the new Discovery series will have a 40'
wide and 40' -42' deep foot print and that the smaller lots will accommodate the
homes and meet setbacks.
The Commission asked about the price range. Mr. Tabone stated that the homes
will start in the Low $300,000's and go up depending on finishes. He also shared
that this number was typical of similar product in the surrounding area and low for
the school district.
Staff clarified the previous PUD amendment included setback adjustments, but
that setbacks on smaller lots were not adjusted. It was also confirmed that the
Council recently showed support for 50' lots on a nearby proposed development.
Staff clarified the "Whitetail Trail" road design and suggested that condition 19 of
the resolution be stricken as the requirements were already met.
The Commission and Mr. Tabone discussed how the housing market guides their
design and Mr. Tabone shared that the target demographic is not concerned with
side yard setbacks and do not require the larger 3 stall garage.
The Commission asked for clarification on lots platted into wetlands. Staff
confirmed that the wetlands have a marked buffer area and are covered by a
drainage and utility easement.
Motion made by Ravnholdt seconded by Theis to recommend approval of the resolution
with corrections to the lot total, amendment to condition 15 to replace b. with language
that requires more information for the proposed design, and strike condition 19. Voting
Aye: Jacobs, Ravnholdt, Wu, and Theis. Voting Nay: Schultz (Motion carried 4:1)
7. Reports:
a. Planning Project Update — Information Only
b. Council liaison expectations
The Commission discussed expectations for the Council liaison and stated that the
representation is a benefit, but that staff could act as the liaison. The Commission
ultimately deferred to the Council to make the decision on the merit of their
attendance.
c. City Council Report — Thomas
d. Other Business — None
8. Adjournment
Motion made by Ravnholdt seconded by Schultz to adjourn Voting Aye: Jacobs,
Ravnholdt, Wu, Theis, and Schultz. (Motion carried 5:0) Meeting adjourned at 9:32pm.
Submitted by
Mike Pritchard
Code Compliance Official