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HomeMy WebLinkAbout2018-04-05 Planning Commission Agenda Packet CITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda April 5, 2018 - 7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Minutes a. Minutes – March 1, 2018* 6. New Business a. PUBLIC HEARING. Rush Creek Run Preliminary Plat (city file 18-001)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation b. PUBLIC HEARING. High 5 Companies, Inc. Conditional Use Permit for Motor Vehicle Sales at 7523 Commerce Street (city file 18-006)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation c. PUBLIC HEARING. Pulte Comp Plan Amendment for “Encore” (city file 18-007)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation d. Variance and Site Plan Amendment for Accessory Building Expansion and Bus Parking at 9520 County Road 19 (city file 18-008)* i. Staff Report ii. Commission Discussion & Recommendation e. PUBLIC HEARING. 2040 Comprehensive Plan (city file 17-001)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation 7. Reports/Information a. Planning Project Update* b. City Council Report* – Council Liaison Thomas c. Other Business *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 8. Commissioner Liaison Calendar City Council Meetings 4/12 4/26 5/10 5/24 6/14 6/28 Jacobs Schultz Theis Wu Russell Jacobs 9. Adjournment CITY OF CORCORAN Corcoran Planning Commission Minutes March 1, 2018 - 7:00 pm The Corcoran Planning Commission met on March 1, 2018 at City Hall in Corcoran, Minnesota. Present were: Vice-chair Schultz, Commissioner Russell, Commissioner Wu, and Commissioner Theis. Absent: Chair Dean Jacobs Also present were: Administrator Martens, Code Compliance Official Pritchard, and Council Liaison Keefe. 1.Call to Order / Roll Call Vice-chair Schultz called the meeting to order at 7:00pm 2.Pledge of Allegiance 3.Agenda Approval Motion made by Wu seconded by Russell to approve the agenda as presented. Voting Aye: Russell, Wu, Theis, and Schultz. (Motion carried 4:0) 4.Open Forum – None 5.Minutes a.Minutes – February 1, 2018 Motion made by Theis seconded by Russell to approve the minutes as presented. Voting Aye: Russell, Wu, Theis, and Schultz. (Motion carried 4:0) 6.New Business a.Park Land Purchase i.Staff Report – City Administrator Martens presented his staff report. ii.Commission Discussion & Recommendation – The Commission asked if the property would continue with the same use as a park and athletic fields; staff confirmed. Motion made by Wu seconded by Russell to recommend purchase of the property as it aligns with the Comprehensive Plan. Voting Aye: Russell, Wu, Theis, and Schultz. (Motion carried 4:0) b.Wittkop - Home Relocation to 6270 Hunter Rd i.Staff Report – Code Compliance Official Pritchard presented his staff report. ii.Commission Discussion & Recommendation – The Commission briefly discussed surety requirements. Motion made by Theis seconded by Russell to recommend approval of the request to relocate the structure and waive the surety requirements. Voting Aye: Russell, Wu, Theis, and Schultz. (Motion carried 4:0) 7.Reports/Information a.Planning Project Update – Information Only b.Comprehensive Plan Update – Upcoming Meetings i.March 8, 2018 – Council Work Session ii.March 20, 2018 – Parks and Trails Commission Review 5a. iii. April 5, 2018 – Public Hearing at the Planning Commission iv. April 26, 2018 – City Council approve for distribution c. City Council Report – Council Liaison Keefe updated the Commission on City Council activities. d. Other Business – None 8. Commissioner Liaison Calendar City Council Meetings 03/08 03/22 04/12 04/26 05/10 05/24 Wu Russell Jacobs Schultz Theis Wu 9. Adjournment Motion made by Russell seconded by Wu to adjourn Voting Aye: Russell, Wu, Theis, and Schultz. (Motion carried 4:0) Meeting adjourned at 7:37pm. Submitted by Mike Pritchard Code Compliance Official 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform D ATE: March 28, 2018 for the April 5, 2018 Planning Commission Meeting RE: Public Hearing. Preliminary Plat for Rush Creek Run (PID 28-119-23-22-0003) (City File 18-001) 120-DAY REVIEW: June 16, 2018 1.Application Request Lynda Whisney has submitted a request for a Preliminary Plat for Rush Creek Run to create six new lots from an existing 60-acre parcel. One lot is currently developed as a farmstead with various structures. No development on the remaining five lots is being proposed with this application, but the lots will be sold for new homes. 2.Parks and Trails Commission Review The Parks and Trails Commission reviewed this item at their March 20th meeting. The Parks and Trails Commission also reviewed the draft 2040 Comprehensive Plan at that meeting. After discussion, the Parks and Trails Commission decided to recommend removal of the horseback trail from the Comprehensive Plan, therefore, the Commission did not recommend inclusion of the horseback trail in this plat. An additional need was identified at the meeting for a modified alignment of the off -road trail running adjacent to the horseback trail. A motion was made was to recommend an off-road trail easement on the south side of the wetland on Lot 2 Block 2. An exhibit shows the proposed location of this trail. The Commission voted unanimously to recommend dedication of a 20-foot trail easement and cash- in-lieu of land to meet the remaining park dedication requirements. The draft resolution has been modified to reflect this recommendation. 3.Context 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 Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. Agenda Item: 6a. Rush Creek Run PP (18-001) 2 April 5, 2018 Zoning and Land Use The site is guided Rural/Ag Residential, which is planned to be developed at 1 units per 10 acres when access is on a paved road. The site is zoned Rural Residential with portions of the site located in the Floodplain Overlay District. Surrounding Properties The surrounding properties to the north, west, south and east are guided Rural/Ag Residential and zoned Rural Residential. Natural Characteristics of the Site The 2040 Comprehensive Plan shows a medium quality wetland on the southeast corner of the property that is classified as a wet prairie. Elm Creek Watershed Management Commission has reviewed the wetland delineation on the site and provided preliminary comments, but has not yet approved the delineation. W etland impacts are proposed on the South side of Lot 2, Block 2 to provide access for the lot. A small portion of the site is also located in the Greenway Corridor. Some of the site is located in the Floodplain Overlay District. The 100-year flood elevations are shown on the preliminary plat. 4. Analysis of Request Preliminary Plat The applicant is proposing a preliminary plat with 6 single family home lots. Access/Streets The proposed lots will all have access off Rolling Hills Road. As part of this application public right - of-way is being dedicated for Rolling Hills Road, a portion of Jubert Lane and the portion of County Road 50 adjacent to the plat. As recommended in the Engineer’s memo received on March 28, 2018, the plans must be revised to provide an 80-foot right-of -way for Rolling Hills. This is consistent with the city standard for streets designated as a “minor collector”. County Road 50 is classified as an “A Minor Connector” in the 2030 Comprehensive Plan. Notice of the plat was sent to Hennepin County and comments were received on February 21, 2018. The County requested an additional 27 ft. be dedicated to County Road 50 right-of-way. This has been incorporated into the preliminary plat. An additional request from the county was to request a cross access easement between Lots 1 and 2 for access to the parcel to the east. Staff is not recommending requiring this applicant to provide this desired easement. The access to this parcel should be looked at when the parcel develops. An access easement for the existing driveway serving PID 2911923420001 and crossing Rush Creek Run PP (18-001) 3 April 5, 2018 proposed Lot 2, Block 2 adjacent to Jubert Lane will need to be submitted prior to approval. This is a private easement between the two affected properties. The City is not party to the easement, but it is City policy to require these easements to be formalized as part of a plat. There is an outstanding assessment for Rolling Hills Road. This assessment will need to be paid prior to approval of the final plat. Lot Standards The applicant is proposing to create six lots - five lots for new homes and a lot for the existing farmstead. The following table shows the standards for lots in the RR district. Required Minimum Lot Area 2 acres Minimum lot width 200 feet Minimum lot depth 300 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 50 feet Front Porch (≤ 120 square feet) 40 feet Side 25 feet Rear 25 feet Maximum Principal Building Height 35 feet *Major Roadways are Principal Arterial, A Minor Reliever and A Minor Expander Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. The proposed lots on the preliminary plat exceed the minimum size, width and depth standards in the zoning ordinance. The plans show proposed house pads for the five undeveloped lots that meet the setback standards of the zoning ordinance. The existing farmstead contains various structures and will be located on a 10-acre lot. A lot of this size would allow 3,969 sq. ft. of accessory structures, but the existing structures exceed this allowance. They become legal non-conforming structures that may be continued, but shall not be enlarged or increased. Wetlands A wetland delineation report was submitted with this application. Preliminary comments were received from Elm Creek Watershed Management Commission on January 31, 2018. Prior to approval of the wetland delineation report by ECWMC the applicant will need to comply with the comments from ECWMC. Rush Creek Run PP (18-001) 4 April 5, 2018 Section 1050.010 of the Zoning Ordinance provides standards for wetlands. The wetland on-site is defined as a medium quality wetland on site, which requires a 25-foot average wetland buffer and a 15-foot buffer setback. Wetland buffers, setbacks, and buffer monuments are required to be installed when the property is platted. Section 1050.010, Subd. 7 requires wetland buffer monuments to be placed at; 1) Each lot line where it crosses a wetland buffer; 2) where needed to indicate the contour of the buffer; 3) a maximum spacing of 200 feet of wetland edge. The applicant will need to revise plans to incorporate the buffers, setbacks and monuments on the entire perimeter of the wetlands. Wetland buffer monuments must be installed prior to issuance of a building permit. Where the City and ECWMC differ in standards, the applicant shall comply with the more restrictive standard. Floodplain Lot 2, Block 2 of the plat will create impacts to the wetland and floodplain to allow access to the lot. The impacts are located on the southeast corner of the lot as shown on the grading exhibit. The proposed wetland fill is 774 sq. ft. and the proposed floodplain fill is 85 cubic yards. The proposed floodplain fill and mitigation plan must be in compliance with Section 1050.030 of the Zoning Ordinance and must be reviewed and approved by the City Engineer prior to construction. Utilities This site is located outside of the MUSA boundary and will be served by individual water wells and septic sites. The applicant submitted a soil test report to shows that the proposed primary and secondary locations for the septic systems will support a standard Type I septic system. An existing well is located on Lot 2, Block 1 of the plat. The applicant must submit a private access agreement for this well as indicated in the Engineer’s memo dated February 14, 2018. Storm Water Management The engineer’s memo indicated that the lots have sufficient drainage as shown. Any significant grading will need City approval. Parks and Trails While reviewing the application we used the 2030 Comprehensive Plan Parks and Trails Map. The map shows an on-road trail on both County Road 50 and Rolling Hills Road and an off-road trail on the North side of Jubert Lane. All of these trails could be accommodated within the additional right- of -way being dedicated with this application. We also used the 2040 Parks and Trails Map from the draft Comprehensive Plan when reviewing this application. While the 2040 Parks and Trails Map has not been adopted, it should be used for a Rush Creek Run PP (18-001) 5 April 5, 2018 complete review. The map shows a horseback trail that enters the site from the southeast corner of Lot 2, Block 1. The trail runs eastward along the south lot line to the wetland to the east, where it winds along the wetland border. Due to the existing structures on the wetland border, a modified route that runs along the lot line between Lots 3 and 4 of Block 2 should be looked at for the horseback trail. Staff recommends dedication of the planned horseback trail with this plat. A 20-foot trail easement should be taken for the horseback trail. Park dedication credits shall be granted for the net acreage (pre-development) of the trail easement. The Parks Commission reviewed this item at their March 20th meeting and their modified recommendation is included in the resolution. Park Dedication Requirements Under the current ordinance, park dedication of land is required at 4% of the net pre-development area for Rural/Ag Residential land. Park dedication is only taken for newly created lots. Lot 4, Block 2 is an existing developed lot and is exempt from park dedication. The remaining five lots will require two acres of park dedication for the 50 acres being platted. For residential developments, the cash in lieu of land fee has been calculated based on the per capita share of park system costs at $3,970 per single family unit (5 x $3,970 = $19,850). Park dedication credits shall be given for any trail easements taken. The applicant must provide final net and gross trail acreages with the final plat so that park dedication fees can be calculated. Park dedication is due at the time of final plat recording. The final park dedication credit granted for the trail easement will be calculated based on the final alignment on the final plat. Conclusion The staff report noted the outstanding issues that must be addressed and we have included conditions in the attached resolutions to address these issues. Rush Creek Run PP (18-001) 6 April 5, 2018 5. Recommendation Move to recommend approval of the Resolution approving Preliminary Plat Attachments a. Draft Resolution approving Preliminary Plat b. Hennepin County Aerial c. Trail Exhibit d. Engineer’s Memo dated March 28, 2018 e. Hennepin County memo dated February 21, 2018 f. Elm Creek Watershed Management Commission comments dated January 31, 2018 g. Deferred Assessment Agreement dated July 24, 2001 h. Applicant’s narrative submitted January 16, 2018 i. Revised Plat submitted February 13, 2018 j. Grading Exhibit submitted February 14, 2018 City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-__ Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMINARY PLAT FOR “RUSH CREEK RUN” FOR LYNDA & JOHN WHISNEY ON THE 59.95-ACRE SITE AT 7320 ROLLING HILLS ROAD (PID 28-119-23-22- 0003) (CITY FILE 18-001) WHEREAS, Lynda and John Whisney (“the applicant”) has requested approval of a preliminary plat to create 6 lots from an existing 59.95-acre parcel legally described as: Parcel 1: The West Half of the West Half of the Northwest Quarter except road of Section 28. Township 119, Range 23, Hennepin County, Minnesota. AND The East Half of the Northeast Quarter of the Northeast Quarter and the East Half of the Southeast Quarter of the Northeast Quarter except road of Section 29, Township 119, Range 23, Hennepin County, Minnesota. EXCEPT That part of the West Half of the West Half of the Northwest Quarter of said Section 28 which lies Easterly and Northerly of the following described line and its extension: Commencing at the Southwest corner of the Southwest Quarter of Section 21, Township 119, Range 23, Hennepin County, Minnesota; thence East along the South line of said Southwest Quarter. a distance of 300.47 feet; thence North deflecting to the left 89 degrees 50 minutes, a distance of 274.00 feet to the actual point of beginning of the line to be described; thence South along the last described line and its extension to the North line of COUNTY STATE AID HIGHWAY NO. 50, PLAT 10; thence Easterly along said Northerly line to the intersection with the North line of the Northwest Quarter of said Section 28 and said line there ending. ALSO EXCEPT: That part of the Northeast Quarter of said Section 29 described as follows: Commencing at the Northwest corner of the West Half of the East Half of the Northeast Quarter of the Northeast Quarter of said Section 29; thence East 400 feet; thence South 1320.00 feet; thence 400.00 feet West; thence North to the point of beginning. ALSO EXCEPT: That part of the East Half of the Northeast Quarter of the Northeast Quarter of said Section 29 described as follows: Beginning at the Northeast corner of said Northeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 90 degrees 37 minutes 57 seconds West along the North line of said Northeast Quarter of the Northeast Quarter, a distance of 257.74 feet to a point distant 400.00 feet East as measured along said North line from the Northwest corner of said East Half of the Northeast Quarter of the Northeast Quarter: thence South 00 degrees 26 minutes 41 seconds East parallel with the West line of said East Half of the Northeast Quarter of the Northeast Quarter, a distance of 361.29 feet; thence South 85 degrees 33 minutes 23 seconds East, a distance of 259.12 feet to the East line of said Northeast Quarter of the Northeast Quarter: thence North 00 degrees 30 minutes 50 seconds West along said line, a distance of 386. 71 feet to the point of beginning. City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-__ Page 2 of 3 WHEREAS, the Planning Commission has reviewed the 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 for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to allow the creation of six lots for single family homes, in accordance with the application materials and plans received by the City on January 10, 2018 and revisions received February 13, 2018, except as amended by this resolution. 2. The applicant shall comply with all conditions in the City Engineer’s memo dated March 28, 2018. 3. The approval is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 4. There is an outstanding assessment for Rolling Hills Road in the amount of $32,000. This assessment shall be paid prior to recording of the final plat. 5. The plans shall be revised to identify wetland buffer monuments and wetland buffer setbacks as required by Section 1050.010 of the Zoning Ordinance. 6. Wetland buffer monuments shall be installed prior to issuance of building permit. 7. Landscape plans shall be provided to incorporate wetland buffer vegetation strips in compliance with Section 1050.10, Subd.8 of the Zoning Ordinance. 8. The wetland buffer monuments must be installed prior to issuance of building permits for adjacent buildings. 9. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 10. Any floodplain fill and mitigation must be reviewed and approved by the City Engineer. 11. Park dedication is due prior to release of the final plat for recording. a. The applicant shall dedicate a 20-foot trail easement over Lot 2, Block 2, as recommended by the Parks and Trails Commission. b. The final park dedication credit granted for the off-road trail will be calculated based on the final alignment on the final plat. c. Park dedication is due for the five new lots. Park dedication shall not be required for Lot 4, Block 2 with the existing home. City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-__ Page 3 of 3 12. 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 VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this xx day of April 2018. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator Henn e p in Co unty Prop erty Map Da te : 3/1 3/2018 Com ments: 1 inc h = 8 00 feet PAR C EL ID: 28 11923220003 OWN ER N AME : L J Siw ek Whis ney Et Al PAR C EL AD DR E SS: 7 320 R olling Hills Rd, C or c ora n MN 55340 PAR C EL AR EA: 60 .04 a cr es , 2,615,445 sq ft A-T-B: Ab s trac t SAL E PR ICE: $665,000 SAL E D ATA: 12/2017 SAL E C OD E: Exclu de d From Ratio Studies ASSESS ED 2 017 , PAYABLE 2018 PR OPERT Y TYPE: Res idential H OM ESTEAD : N on-Homest ead M AR KET VA L UE: $722,000 TAX TO TAL: $9,962.16 ASSESS ED 2 018 , PAYABLE 2019 PRO PER TY TYPE : Unavailable HO MESTEAD: Unavailable MARKE T VALU E: U navailable This dat a (i) is fur nished 'AS IS' wit h no repres ent at ion as to com pletenes s or acc ura cy; (ii) is furnis hed with no war rant y of an y k ind; an d (i ii) is not s uit able for lega l, engi neering or s urv ey ing purposes . Hen nepin C ounty s hall not be liable f or any dam age, in jury o r los s r esu lting f rom t his data. CO PYRIG HT © HENNEPIN CO UN TY 2 0 18 Engineer’s Memo Wenck Associates, Inc. | 1800 Pioneer Creek Center | P.O. Box 249 | Maple Plain, MN 55359-0249 Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com - To: Kevin Mattson, PE, Director of Public Works From: Kent Torve, P.E. Date: March 28th, 2018 Subject: Rush Creek Run – Plan Comments 0.0 Setting The proposed development consists of rural residential off of Rolling Hills Road. 1.0 Access The individual lot entrances access onto Rolling Hills Road with no engineering issues. • ROW for Rolling Hills Road should be increased to 80 feet. 2.0 Grading and Drainage The individual lots have sufficient drainage as shown, any significant grading will need City approval. 3.0 Well An existing well is shown on the southwest corner of Block 1, Lot 2. Submit the private access agreement for use of this well. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55430 hennepin.us February 21, 2018 Mr. Mike Pritchard Code Compliance Official City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review – Rush Creek Run County Road 50 @ Rolling Hills Road Hennepin County Plat Review ID #3657 Dear Mr. Pritchard: Minnesota Statutes 505.03, 505.021, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat for Rush Creek Run was received by Hennepin County on January 17, 2018. The plat proposes the subdivision of a 60 acre single family farmstead into six lots. The five remaining vacant lots will be sold as is for future development to be determined at a later date. The Hennepin County Plat Review Committee discussed this plat on January 23, 2018 and offers the following comments: Access – While no additional access is being proposed at this time, ‘lot 1’, the only lot abutting County Road 50, will be required to direct any and all access onto Rolling Hills Road. Additionally, county staff recommend the provision for a cross access easement between ‘lot 1’ and/or ‘lot 2’ with the neighboring parcels to the east. When the neighboring parcels to the east develop in the future, an internal street system should be in place to direct access to Rolling Hills Road. Access to County Road 50 needs to be minimized in this area due to high speeds, and the horizontal curve to the east. Right-of-Way – In order to provide for our typical 2-lane rural section, we request the dedication of an additional 27 feet of right-of-way or easement to match a desired 60 foot half right-of-way section along County Road 50. It would be prudent to provide for additional right- of-way closer to the intersection with Rolling Hills Road to provide for potential future safety enhancements such as a westbound left-turn lane. Hennepin County is planning on overlaying this section of County Road 50 in 2019, and is willing to discuss the opportunities for possible enhancements in conjunction with this project. Storm Water and Drainage – Please ensure the removal of any drain tile within county right-of-way that may remain from agricultural use. Please also ensure any potential future grading within ‘lot 1’ maintains existing ditch drainage. Subject: ECWMC preliminary review, Rush Creek Run, Corcoran. Mike, On behalf of the ECWMC, I would like to offer some preliminary comments on the preliminary plat submittal for Rush Creek Run. 1. The ECWMC received the preliminary wetland delineation application on November 14, 2017 and conducted a site visit at that time. Prior to the wetland delineation approval we need the following items; a. Final wetland delineation report b. Verification of wetland report and boundaries, as discussed in the field with Kjolhaug Environmental. Note; the wetland boundaries on the plat do not appear to be the field approved boundaries. c. Removal of wetland fill in the vicinity of the sheds east of the home site. 2. The Watershed will require a project review on this site. a. Floodplains must be shown on the plat and covered under drainage and utility easements. i. Floodplain elevation for the southeasterly wetland basin (Rush Creek Floodplain) is 967.0 (1929 NGVD) from the EC study and 965.0 from the FEMA study. We use the higher elevation of 967.0 for the BFE. (approximately 967.3 1988 NAVD) ii. The large wetland basin in the north area of this site is identified as upland flood storage basin #9 in the ECWMC Stormwater management plan. The 100 year elevation on that basin was modeled at 968.7 (1929 NGVD) (approximately 969.0 1988 NAVD) iii. Structures on the original farmstead shown in the floodplain are problematic. We recommend they either receive a FEMA LOMR or be removed. Using the FEMA BFE for these structures is acceptable to the Commission. b. Wetland and buffers must be covered under drainage and utility easements. c. Wetlands will have to be filled for access to lot 2 on the east side of Rolling Hills Road. A wetland replacement plan will be required for this work. i. If this work won’t be done at this time, some preliminary fill and mitigation estimates should be provided. 1. A complete wetland replacement plan will be necessary for any wetland fill for this access road. 2. Any wetland and floodplain easements will have to be vacated at the time access is necessary. 3. Mitigation for floodplain fill will be required for any fill in the floodplain. 2. Large lot residential subdivisions like this attract livestock hobby farms (usually horses). One of the watersheds water quality priorities is to develop a model manure management ordinance regulating the placement of new small non-food animal operations using the City of Medina ordinance as a reference, and require member cities to adopt that ordinance or other ordinances and practices that will accomplish its objectives. Toward that end, we would like to see Corcoran achieve this watershed priority by requiring any new small non-food animal operations be sited and approved based on the University of MN and MN Dept. of Agriculture recommendations for livestock pasture and manure management practices. Please let me know if you have any questions on this information. Thank you Jim James C. Kujawa Hennepin County Public Works Department of Environment and Energy 701 Fourth Avenue South, Suite 700 Minneapolis, MN 55415 Direct Phone: 612-348-7338 Email: james.kujawa@hennepin.us Disclaimer: If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly delete this message from your computer system. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: March 28, 2018 for the April 5, 2018 Planning Commission Meeting RE: PUBLIC HEARING. Conditional Use Permit for High 5 Companies Inc. at 7525 Commerce Street (PID 26-119-23-14-0025) (City File 18-006) 120-DAY REVIEW DEADLINE:June 16, 2018 1.Application Request The applicant has requested approval of a conditional use permit for the buying and selling of used buses. 2.Context Level of City Discretion in Decision-Making The City’s discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. Background The State of Minnesota requires a used motor vehicle dealer to have a place of business to house records for the business and five parking spaces for the display of the motor vehicles, prior to obtaining their license. Zoning and Land Use The property is guided Light Industrial on the 2030 Future Land Use Plan and zoned Light Industrial. The surrounding properties to the north, south, east and west are guided and zoned the same. Natural Characteristics of the Site The existing site is fully developed. There are some existing trees scattered on the East and South sides of the lot. There are no other significant natural resources. Agenda Item: 6b. High 5 CUP (18-006) 2 April 5, 2018 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. Conditional Use Permit for Motor Vehicle Sales The applicant is intending to lease office space to allow motor vehicle sales for buses and does not intend to make any changes to the building or the parking lot. The applicant has indicated that he does not intend to store buses on site, but the State requires a minimum of five parking stalls. The Zoning Ordinance allows Motor Vehicle, Boat or Equipment sales as a conditional use permit in the Light Industrial district if the following conditions are met: 1. All sales shall occur on one lot. All bus sales will occur on the subject property on the existing paved area. 2. Parking areas for the outside storage and sale of vehicles, boats and trailers, shall be on impervious surface, either bituminous, concrete, or approved equivalent. The provided site plan shows a parking area in the back of the building. An average stall size for a bus is 12 ft. wide by 50 ft. deep. The paved area appears to be an adequate size for the parking of five buses. 3. Interior concrete or asphalt curbs shall be constructed within the property to separate driving and parking areas from landscaped areas. The site is an existing developed site and, therefore, no interior islands or curb are proposed for the paved area. 4. All areas of the property not devoted to buildings or parking areas shall be landscaped in accordance with this Ordinance. The site has existing mature trees that will not be affected as part of this application. 5. Off-street parking shall be provided for customers and employees in accordance with this Ordinance. As noted earlier in the staff report, staff finds that the number of parking stalls proposed is consistent with the purpose and intent of the ordinance. However, the plans do not show the parking areas being striped to show the parking stall areas. The applicant should provide a revised site plan to show that there is adequate space to provide striping for 5 standard bus stalls. High 5 CUP (18-006) 3 April 5, 2018 4. Conclusions Staff finds that the standards for a conditional use permit have been met or can be addressed with the changes discussed in the staff report. We have included conditions in the draft resolution to address these issues. 5. Recommendation Staff recommends that the Planning Commission recommend approval of the draft resolution approving the conditional use permit. Attachments 1. Resolution approving Conditional Use Permit 2. Site Aerial Location Map 3. Applicant’s Narrative dated February 16, 2018 4. Site plan received February 16, 2018 5. Site Photos received February 16, 2018 City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-xx Page 1 of 2 Motion By: Seconded By: APPROVING CONDITIONAL USE PERMIT FOR HIGH 5 AT 7525 COMMERCE STREET (PID 26-119-23-14-0025) (CITY FILE 18-006) WHEREAS, the landowner has requested approval of a conditional use permit to allow the sale of used buses on property legally described as follows: Lot 6, Block 1, Jack and Cheryl Addition WHEREAS, the Planning Commission has reviewed the conditional use permit 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 conditional use permit, subject to the following conditions: 1. A conditional use permit is approved to allow the sale of used buses, in accordance with the application received by the City on February 16, 2018, except as amended by this resolution. 2. Employee and customer parking must be on paved, striped parking areas. Parking in green space areas is not permitted. 3. Motor vehicles for sale must be on paved, striped parking areas as shown on the plans. 4. A conditional use permit for Motor Vehicle, Boat or Equipment sales is approved, based on the following findings: a. All sales will occur on the subject property on the existing paved area. b. Parking areas for the outside storage and sale of vehicles, shall be on the improved surface. c. Not more than five buses shall be stored on site at any time. d. No changes to the existing park lot or building is proposed. e. Off-street parking shall be provided for customers and employees in accordance with this Ordinance. 5. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jonathan Bottema, Jonathan Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-xx Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this xx day of April 2018. ___________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator Henn e p in Co unty Prop erty Map Da te : 3/2 9/2018 Com ments: 1 inc h = 2 00 feet PAR C EL ID: 26 11923140025 OWN ER N AME : Ma nit ou Group Llc PAR C EL AD DR E SS: 7 525 C omm erc e St , Corc oran MN 55340 PAR C EL AR EA: 1.0 6 ac re s , 46,296 sq ft A-T-B: Ab s trac t SAL E PR ICE: $425,000 SAL E D ATA: 07/2013 SAL E C OD E: Exclu de d From Ratio Studies ASSESS ED 2 017 , PAYABLE 2018 PR OPERT Y TYPE: Ind us t rial-Preferred H OM ESTEAD : N on-Homest ead M AR KET VA L UE: $503,000 TAX TO TAL: $1 7,307.30 ASSESS ED 2 018 , PAYABLE 2019 PRO PER TY TYPE : Unavailable HO MESTEAD: Unavailable MARKE T VALU E: U navailable This dat a (i) is fur nished 'AS IS' wit h no repres ent at ion as to com pletenes s or acc ura cy; (ii) is furnis hed with no war rant y of an y k ind; an d (i ii) is not s uit able for lega l, engi neering or s urv ey ing purposes . Hen nepin C ounty s hall not be liable f or any dam age, in jury o r los s r esu lting f rom t his data. CO PYRIG HT © HENNEPIN CO UN TY 2 0 18 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Mary Matze through Kendra Lindahl, Landform DATE: March 29, 2018 for the April 5, 2018 Planning Commission Meeting RE: PUBLIC HEARING. Comprehensive Plan Amendment for “Encore” a 393-home development from Pulte Homes of Minnesota, LLC generally located at 9975 County Road 101 (PIDs 12-119-23-12-0001, 01-119-23-43-0002, 01-119-23-44-0001 and 01- 119-23-41-0001) (City File 18-007) 60-DAY REVIEW DEADLINE:July 17, 2018 1.Application Request Pulte Homes of Minnesota, LLC submitted a request for a Comprehensive Plan Amendment to the 2030 Future Land Use Map to develop 387 to 420 single family detached homes, two outlots for future commercial development and one outlot for future industrial development on 221.27 acres. Concept plans provided by the applicant proposes 393 single family lots. The Comprehensive Plan Amendment requires a public hearing. 2.Context Background On February 22, 2018, Council reviewed a PUD sketch plan and Environmental Assessment Worksheet (EAW) for the project. Notice of the EAW was published in the EQB Monitor on March 12, 2018 to allow the public and other governmental agencies to provide usable information to the project proposer. The 30-day comment period for the EAW ends on April 11, 2018. Zoning and Land Use The subject site is located in the Northeast area of the City, which is guided by the Northeast District Design Guidelines. The properties are currently guided and zoned as follows: Agenda Item: 6c. Pulte Homes of Minnesota, LLC CPA (18-007) 2 April 5, 2018 PID Land Use Zoning 01-119-23-41-0001 (101 Farms) Light Industrial I-1 Light Industrial 01-119-23-43-0002 (Schober) Low Density Residential RSF-2 Single Family Residential 2 01-119-23-44-0001 (Schober) • Light Industrial • Low Density Residential • High Density Residential • Commercial • I-1 Light Industrial • RSF-2 Single Family Residential 2 • C-1 Neighborhood Commercial • C-2 Community Commercial 12-119-23-12-0001 (Newman) • Mixed Residential • High Density Residential • Commercial • UR Urban Reserve • C-1 Neighborhood Commercial • C-2 Community Commercial Surrounding Properties The surrounding properties are guided and zoned as follows: Land Use Zoning Property to the North • Low Density Residential • Light Industrial • Urban Reserve • I-1 Light Industrial Property to the South • Mixed Use • Business Park • Commercial • Urban Reserve • C-2 Community Commercial Property to the East • N/A – Maple Grove • N/A – Maple Grove Property to the West • Low Density Residential • Existing Residential • RSF-2 Single Family Residential 2 • Urban Reserve Natural Characteristics of the Site The 2030 Comprehensive Plan shows a number of low and medium quality wetlands scattered around the site as well as natural upland areas. A portion of the site has a High Quality Maple / Basswood Forest on it as well as savanna/pasture. The applicant has not yet completed a wetland delineation for the site. Pulte Homes of Minnesota, LLC CPA (18-007) 3 April 5, 2018 3. Analysis of Request Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a land use guide plan amendment. The land use plan is a major element of the comprehensive plan. The land use plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. Comprehensive Plan Amendment The applicant is proposing to reguide or maintain the majority of the project as low-density residential. The applicant is not proposing to reguide light industrial land on the northeast corner of the property. However, a portion of the parcel to the north is proposed to be reguided from industrial to low density residential. A summary of the proposed changes is as follows: 1. 75.14 acres of Mixed Residential to Low Density Residential 2. 40.22 acres of High Density Residential to Low Density Residential 3. 4.01 acres of Light Industrial to Low Density Residential 4. 20.13 acres of Commercial to Low Density Residential Commercial Reguiding According to the 2030 Comprehensive Plan, the commercial area on the northwest corner of Highway 30 and Highway 1010 is intended to: “Provide services to the traveling public such as gasoline, convenience grocery, personal services, restaurants, and small service offices.” The applicant is proposing to reguide approximately 20.13 acres of commercially guided land to Low Density Residential. The narrative states that market research indicates that the commercial / retail industry is reducing demand for traditional “brick and mortar” stores due to the rise of e-commerce. Light Industrial Reguiding The 2030 Comprehensive Plan states that: “The Light Industrial category is intended to provide areas for manufacturing, warehousing, automotive, trucking, office, and other related industrial uses. These uses typically are not viewed as compatible with residential or some commercial uses.” The applicant is proposing to reguide 4 acres of industrial land to low density residential. Pulte Homes of Minnesota, LLC CPA (18-007) 4 April 5, 2018 Residential Reguiding The Comprehensive Plan was developed to emphasize density in key areas of the City so that larger portions of the City could remain at a lower density and still meet the Metropolitan Council density requirements of a minimum of 3 units per acre. Mixed and high density residential districts are identified as developing at minimum density of 8-10 units/acre. Low Density Residential has a density range of 3-5 units/acre, which is consistent with the minimum density standards. The applicant’s narrative includes a density analysis for all parcels in the proposed project. The applicant’s narrative provides the pre-and-post development density for the proposed development site. The project is proposing a post-development density of 4 to 4.4 units / acre. This is consistent with standards in the Low Density Residential classification. If these sites were to develop at the planned residential land use densities, the City would expect to see a minimum of approximately 789 units on this site as shown in the following table. Guided Density Net Acres (approximate pre- development) Units Low Density 3-5 units/acre 37.29 111-186 Mixed residential 8-10 41.88 334-344 High Density 10+ 34.4 344+ Total 789 + The 2030 Comprehensive Plan provides the vision for each residential land use type as follows: Mixed Residential There are several areas shown in the 2030 Comprehensive Plan that could be developed as Mixed Residential. The 2030 Comprehensive Plan states that: “The Mixed Residential District will accommodate a range of housing types including small lot detached homes and attached side-by-side (row) or stack townhomes at a density of 8 to 10 units per acre.” High Density This parcel is part of one of only three areas in the 2030 Comprehensive Plan guided for High Density Residential. However, the proposed 2040 Land Use Plan no longer shows the property in SE District Plan as high density. If the subject property were to be reguided from high density residential, there would only be two areas of the City guided high density residential (both would be in the Southeast District). The Comprehensive Plan states that: “The purpose of this land use district is to accommodate the development of multiplex and low- to high-rise apartment buildings and condominiums. Development will occur at a density Pulte Homes of Minnesota, LLC CPA (18-007) 5 April 5, 2018 of 10+ units per acre. Architecture, landscaping, open space, resident recreational areas, and surface water retention features are important in high density residential areas to ensure that development is appropriate and consistent with the community’s character and environmental best practices. Ideally, streets and buildings will be designed around pedestrians to accommodate alternative transportation use such as bicycles and transit. High density residential developments in excess of 10 units per acre will require Planned Unit Development approval to ensure necessary standards are achieved. This High Density Residential category is located in the northern part of the downtown area and will provide a strong residential base to support an expanded downtown. High Density Residential is also located adjacent to the mixed use areas on the east side of County Road 116.” For the project to move forward at 4 to 4.4 units/acre, the properties will require to be reguided through a Comprehensive Plan amendment from High Density Residential (10+ units per acre) and Mixed Residential (8-10 units per acre) to Low Density Residential (3-5 units per acre). The proposed project also requires additional land that is currently guided Light Industrial and Commercial to be reguided to Low Density Residential. This requires a Super-Majority (4/5) vote of the City Council and the request must be submitted to the Metropolitan Council for review. The Metropolitan Council will review the plan amendment to ensure that the City’s density goals are met. All of the parcels in the project are located in phase I of the 2030 Sanitary Sewer Service Staging Plan meaning it is planned to receive municipal sewer and water between 2010-2015. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: • The extent to which the location criteria of applicable existing or proposed land use plan classifications are satisfied. • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; Pulte Homes of Minnesota, LLC CPA (18-007) 6 April 5, 2018 o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. The City should consider the appropriate land uses for this site based on the land use needs in the community, the infrastructure improvements that could be facilitated by this development (including transportation improvements, storm water improvements, sewer and water extensions and park improvements) and land use transitions. Next Steps If the Comprehensive Plan Amendment is approved, the applicant would proceed with the following next steps: a. Notice of Decision on EAW b. Rezoning to PUD c. Preliminary Plat d. Preliminary PUD Development Plan e. Final Plat f. Final PUD Development Plan Summary The City has a high level of discretion when considering a comprehensive plan amendment. The City Council has indicated support for the PUD Sketch Plan submitted by the applicant earlier this year. The proposed comprehensive plan amendment is required to develop the PUD sketch plan. If the Planning Commission finds that the developer’s arguments for the reguiding (including information about the housing and commercial market) were compelling, they should recommend approval of the request. If the Planning Commission finds that the applicant did not make a compelling case for the amendment or that the existing land use is appropriate for this site and is willing to wait for the market to support this desired land use, they should recommend denial of the request. 4. Ac tion Staff recommends that the Planning Commission recommend approval of the Resolution approving the Comprehensive Plan Amendment. Pulte Homes of Minnesota, LLC CPA (18-007) 7 April 5, 2018 Attachments a. Draft Resolution Approving Comprehensive Plan Amendment b. 2030 Land Use Map c. 2030 Sanitary Sewer Phasing Map d. 2030 Natural Resource Inventory e. Natural Resource Quality Map f. Applicant’s Comprehensive Plan narrative dated February 20, 2018 g. Applicant’s PUD Sketch Plan graphics received by the City on February 20, 2018 City of Corcoran xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-xx Page 1 of 2 Motion By: Seconded By: APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR PROPERTY LOCATED AT 9975 COUNTY ROAD 101 (PIDs 12-119-23-12-0001, 01-119-23-43-0002, 01-119-23-44-0001 and 01-119-23-41-0001) (City File 18-007) WHEREAS, the Pulte Homes of Minnesota, LLC has requested a land use guide plan amendment to reguide approximately 75 acres of land guided mixed residential; approximately 41 acres of land guided high density to low density residential; approximately 20.13 acres land guided commercial to low density residential; and approximately 4.01 acres of land from light industrial to low density residential on land legally described as follows: Insert Legal WHEREAS, the Planning Commission has reviewed the requested 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 request for a comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: 1. The property is located within the urban service area where municipal sewer and water are available. 2. The applicant has submitted new information to support this change, including information to suggest that there is limited market demand for senior living community and decreased demand for commercial and higher density development in Corcoran at this time. The land use change would allow development to occur much sooner than if the land use remained at the guided land uses. 3. Reguiding this site is needed to allow reasonable development of the site that responds to current market conditions. 4. The proposed location of senior community is in close proximity to land that is planned for development with commercial uses. The proximity of housing will support future commercial development at that location. 5. Development of the site as low density residential now would facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 6. Surrounding land uses are either compatible with the proposed change in classification. City of Corcoran xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-xx Page 2 of 2 7. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Ordinance is hereby declared adopted on this xx day of April 2018. ___________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STI E G R D WI L L O W D R I V E TR A I L H A V E N R O A D CA I N R O A D OAKDALE D R STREHLER ROAD PI O N E E R T R COUNTY ROAD 117 RO L L L I N G H I L L S R D LARKIN RD TOWNSHIP OF HASSAN CI T Y O F G R E E N F I E L D CI T Y O F M A P L E G R O V E SCOTT LAKE BE C H T O L D R O A D $+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 6/21/22 10/2020 4/22/2020 4/27/2022 4/27/2022 6/21/22 7/24/2018 5/26/2020 1/21/2016 7/24/2018 4/28/2021 1/22/2023 8/9/2018 5/26/2020 10/201812/13/22 1/22/2023 1/22/2023 4/22/2020 2030 FutureLand Use Plan 4 3,000 0 3,0001,500 Feet 2030 Comprehensive Plan Figure 8 City Limit Staging Boundaries Wetlands CORCORAN_Parcels_Sep2017 Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Golf Course Agricultural Preserve (Date of Expiration) Open Water *The Future Land Use plan depicts the location and intensity of future development through a variety of land use types. This plan is intended to guide future development however the City has discretion to amend (with Metropolitan Council approval) the plan in response to landowner/ developer requests or response to other system plans. Updated September 2016 Adopted June 2011 19 10 50 19 10 30 101 116 City ofCORCORAN ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STI E G R D WI L L O W D R I V E HACKAMORE ROAD TR A I L H A V E N R O A D CA I N R O A D OAKDALE D R STREHLER ROAD PI O N E E R T R COUNTY ROAD 117 RO L L L I N G H I L L S R D LARKIN RD (62ND AVE N) TOWNSHIP OF HASSAN CI T Y O F G R E E N F I E L D CI T Y O F M A P L E G R O V E CITY OF MEDINA SCOTT LAKE BE C H T O L D R O A D $+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 2030 Sanitary SewerService Staging Plan 4 3,000 0 3,0001,500 Feet 2030 Comprehensive Plan Figure 9 City Limit 2030musa Wetlands Sanitary Sewer Service Staging 2010 - 2015 2015 - 2020 2020 - 2025 2025 - 2030 *The staging plan represents a progression of sewer that is based on location of planned Metropolitan Interceptors and where the first sewered growth is anticipated to occur, however the City does not commit to it occurring. Updated October 2013 Adopted June 2011 City ofCORCORAN 19 50 19 10 30 10 116 101 ^_ ^_ !( !( !(ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STI E G R D WI L L O W D R I V E HACKAMORE ROAD TR A I L H A V E N R O A D CA I N R O A D OAKDALE D R STREHLER ROAD PI O N E E R T R COUNTY ROAD 117 RO L L L I N G H I L L S R D LARKIN RD CI T Y O F G R E E N F I E L D CI T Y O F M A P L E G R O V E SCOTT LAKE BE C H T O L D R O A D EiGH EsGH E¢GH IïKL IöKL EiGH E¼GH EsGH MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K October 7, 2009 Natural Resource Inventory Areas I:/504/50408144/GIS/ComPlan/Maps/Final Maps/NRI.mxd 4 3,000 0 3,0001,500 Feet City ofCORCORAN 2030 Comprehensive Plan Figure 4 City Limit ^_Natural Community of Statewide Significance !(Rare Species Occurence -Potential Connections to Adjacent Resource Areas High Quality Natural Community NOTE: Due to limitations of map scale, distribution and proportion of Natural Community types within each colored area are approximate. Uplands Wetlands Natural Plant Communities Open Water Wet Prairie Emergent Shrub Floodplain Forest Floodplain (Reed Canary Dominant) Streams Savanna/Pasture Maple/Basswood Oak Forest Disturbed Woodland Old Field CITY OF MAPLE GROVE CITY O F H A N O V E R CO RD NO 101 LARKIN RD STATE HWY NO 55 ROLL L ING HILL S RD CO RD NO 50 CO RD NO 19 CO RD NO 117 PIONEER TR BROCKTON LA N T R A I L OAKDALE DR CAIN ROAD TRAIL HAVEN R0AD HACKAMORE ROAD W ILL OW DR IVE STIEG LA HORSESHOE TRAIL O L D S E T T L E R S R D MEISTER ROAD LAKE JUBERT STREHLER ROAD GLEASON ROAD SC HUT TE R OAD SCOTT RD C O R D N O 10 O A K D A L E D R CO RD NO 19 LAKE CO RD NO 19 CO RD NO 116 STREHLER ROAD CO RD NO 50 CO RD NO 10 O A K D A L E D R CO RD NO 30 CO RD NO 117 CO RD NO 116 CO RD NO 30 OLD SE TT LERS RD S O U T H R U S H C R E E K C O R R I D O R MAPLE/BASSWOOD FOREST ZONE NORTH RUSH CREEK CORRIDOR Streams Potential Natural Resource Corridor Base Map New Natural Resource Corridor Upland Community Wetland Community Quality Ranking High Medium Low NOTE: Due to limitations of map scale, distribution and proportion of Natural Community types within each colored area are approximate. Natural Resource Communities 4000 0 4000 8000 Feet i:\504\50403115\cad\gis\av_projects\nri_quality.apr March 2003 City ofCORCORAN Quality Ranking N EW S 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “ENCORE” APPLICATION FOR: COMPREHENSIVE PLAN AMENDMENT CORCORAN, MINNESOTA February 20, 2018 Introduction Pulte Homes of Minnesota, LLC (“Pulte”) is pleased to be submitting this application for Comprehensive Plan Amendment. Pulte’s company vision is “Building Consumer Inspired Homes and Communities to Make Lives Better”. We are one of the largest homebuilders in the United States with corporate offices in Atlanta, Georgia. We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. Pulte’s Minnesota Division has an office in Eden Prairie and sold over 500 homes in the Twin Cities in 2017, all under the Pulte Homes brand. Pulte will act as both developer of the property and builder of the homes within Encore. The primary contact for Pulte is: Paul Heuer, Director of Land Planning & Entitlement 7500 Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 952-229-0722 Paul.Heuer@PulteGroup.com The owners of the properties are: Carol J. Newman Trust 4755 Callahan Mountain Road Springdale, AR 72762 Mary Schober Martin and Joel Martin 19319 Stieg Road Corcoran, MN 55374 101 Farms LLC 23840 Meadow Circle Drive Corcoran, MN 55357 2 Property Legal Description & Addresses Legal Description - Newman: The North Half of the Northeast Quarter of Section 12, Township 119, North Range 23, West of the Fifth Principal Meridian, Hennepin County, Minnesota; Except that part of the Northeast Quarter of the Northeast Quarter of Section 12, Township 119, Range 23, described as follows: Commencing at the Northeast corner of said Northeast Quarter of the Northeast Quarter; thence South along the East line of said Northeast Quarter of the Northeast Quarter a distance of 514 feet; thence at right angles West a distance of 618.65 feet; thence at right angles North a distance of 514 feet to the North line of said Northeast Quarter of the Northeast Quarter; thence East along the said North line to the point of beginning. Also, the Northeast Quarter of the Northwest Quarter of Section 12, Township 119, Range 23, Hennepin County, Minnesota. Address - Newman: 9975 County Road 101 Corcoran, MN 55340 PIN 12-119-23-12-0001 Legal Descriptions - Schober: The S 2/3 of the SE ¼ of Section 01 T 119 R 23 lying westerly of the E 1526.22 feet TH of subject to Stieg Road The E 1526.22 feet of the S 2/3 of the SE ¼ of Section 01 T 119 R 23 subject to Stieg Road and County Road 101 Addresses - Schober: 19319 Stieg Road Corcoran, MN 55374 PIN 01-119-23-43-0002 19301 Stieg Road Corcoran, MN 55374 PIN 01-119-23-44-0001 Address – 101 Farms LLC: 10409 County Road 101 Corcoran, MN 55374 PIN 01-119-23-41-0001 Legal Description – 101 Farms A portion of N 1/3 of E 1/2 of SE 1/4 except road Key Facts •Existing zoning is a combination of Urban Reserve (UR), Single Family Residential (RSF-1), High Density Residential (RMF-3), and Community Commercial (C-2) •2030 Future Land Use Plan is a combination of Low Density Residential, Mixed Residential, High Density Residential, and Commercial •Proposed reguiding – Low Density Residential 3 •Proposed uses - 2.1-acre commercial outlot and 387 to 420 detached villa townhomes with homeowners association maintenance and a large private amenity center •Net density ranges from 3.1 to 3.4 units/acre using Metropolitan Council formula (see below); this falls well within the range of 3.0 to 3.5 units/acre which has been allocated to the City of Corcoran •Net density ranges from 4.0 to 4.4 units/acre using City formula for land use compliance (see below; we have also included the City calculation for pre-development density as background information) 4 Land Use Guidance Comprehensive Plan The City’s 2030 Future Land Use Plan in the Comprehensive Plan shows a combined land use guidance of Low Density Residential, Mixed Residential, High Density Residential, and Commercial. See below graphic. The Comprehensive Plan provides density ranges for the residential uses: •Low Density Residential is 3 to 5 units/ac •High Density Residential is 10+ •Mixed Residential District “will accommodate a range of housing types including small lot detached homes and attached side-by-side (row) or stack townhomes at a density of 8 to 10 units per acre.” Proposed Changes to the 2030 Future Land Use Plan Area 1 Existing guidance - Light Industrial Proposed guidance - Low Density Residential Reason for Change – This area is a remnant island due to the existence of wetlands to the north and east and Low Density Residential guided to the south. With current guidance, access to this Industrial guided property would be forced through a Low Density Residential guided area. This 5 circumstance us undesirable for two reasons: 1) It creates a natural conflict between Industrial and Low Density Residential uses, and 2) It creates a small, unusable Industrial property. Area 2 Existing guidance – Low Density Residential Proposed guidance - Low Density Residential Reason for Change – No change Area 3 Existing guidance – Light Industrial Proposed guidance – Light Industrial Reason for Change – No change except squaring up the area boundary by realigning Stieg Road. This results in a more useable property and the safer intersection at County Road 101. Area 4 Existing guidance – Low Density Residential Proposed guidance - Low Density Residential Reason for Change – No change Area 5 Existing guidance – High Density Residential Proposed guidance - Low Density Residential Reason for Change – Market conditions (see below) Area 6 Existing guidance – Commercial Proposed guidance – Commercial Reason for Change – No change except squaring up the area boundary in order to make the area more useable and the intersection safer. Area 7 Existing guidance – Mixed Residential Proposed guidance - Low Density Residential Reason for Change – Market conditions (see below). It should also be noted that the City Comprehensive Plan shows a desire for preservation of a hardwood forest in this area. A substantial portion (9 acres) of this forest is being preserved. Area 8 Existing guidance – High Density Residential Proposed guidance - Low Density Residential Reason for Change – Market conditions (see below) Area 9 Existing guidance – Public/Semi-Public Proposed guidance – Public/Semi-Public Reason for Change – Not part of project; no change proposed Area 10 Existing guidance – Commercial Proposed guidance – Commercial and Low Density Residential 6 Reason for Change – A variety of practical considerations have led to a small reduction in the amount of commercial property in this area. Market research indicates that there is and will be demand for only a small amount of commercial uses in this area. The U.S. commercial/retail industry is going through a massive transition resulting in a significant reduction in the amount of “brick and mortar” stores. This is caused by the dramatic increase in web-based commerce. This will result in a reduction in the amount of commercial development and therefore commercial guided properties in response to the reduced demand. As part of this application, we will be creating a two-acre commercial property at the main entrance off County Road 101. It should also be noted that this currently guided commercial area contains a large wetland and is a lower area where ponding is ideally located. Please note that three ponds and the large wetland lie within this area. Market Conditions We have been searching for a location in the Twin Cities to create an age-restricted community that would serve the needs and desires of buyers who are 55 years and better. This location is ideally suited for such a neighborhood due to the site attributes and its proximity to many core needs for this demographic group. Pulte Group builds homes across the country under the brand names Pulte, Centex, and Del Webb. Del Webb is a renowned brand name across the country that exclusively caters to the active adult 55+ market. Del Webb creates extremely popular, high-amenity active adult communities. A successful Del Webb community relies on economies of scale. We need to have enough homes to support the cost and maintenance of the amenities. We continue to evaluate whether Encore can be branded as the first Del Webb neighborhood in Minnesota. Regardless, we anticipate incorporating many of the traditional Del Webb neighborhood design characteristics into Encore. Reguiding Areas 5, 7, and 8 will enable this vision to potentially happen. It will result in a beautifully planned neighborhood with the size and scale to provide City park land and to preserve part of an existing hardwood forest. This submittal includes: •This narrative •Comprehensive Plan Amendment application •Application fees totaling $3,300 •Concept Plan - engineering •Concept Plan – graphic rendering ENCORE | PULTE HOMES Corcoran , Minnesota CONCEPT PLAN January, 2018SATHRE-BERGQUIST INC.north CO U N T Y R O A D 1 0 1 / B R O C K T O N L A N E N O R T H WETLAND WETLAND PRIVATE AMENITY CENTER ENTRANCE MONUMENT PUBLIC OPEN SPACE SITE DATA 44’ LOTS - 122 50’ LOTS - 169 60’ LOTS - 102 TOTAL - 393 SINGLE FAMILY LOTS LEGEND 44’ WIDE LOT 50’ WIDE LOT 60’ WIDE LOT TRAIL POND WETLAND HUNTERS RIDGE PUBLIC PARK COUNTY ROAD 30 CO U N T Y R O A D 1 1 6 STIEG R O A D COMMERCIAL OUTLOT A FUTURE COMMERCIAL OUTLOT FUTURE LIGHT INDUSTRIAL OUTLOT FUTURE PUBLIC PARK ARRIVAL DRI V E IMMANUEL UNITED METHODIST CHURCH FUTURE POTENTIAL STREETS FUTURE POTENTIAL STREET SCHOBER HOMESTEAD 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Mary Matze through Kendra Lindahl, Landform DATE: March 28, 2018 for the April 5, 2018 Planning Commission Meeting RE: Application for site plan and variance for 9520 County Road 19 (PID 07-119-23- 42-0007) (City File 18-008) REVIEW DEADLINE: June 20, 2018 1.Application Request The applicant Doug Doboszenski of Corcoran Industrial Properties, LLC submitted a request for approval of a site plan and variance for a building addition to the existing accessory building and a parking area for buses on an approximately 28.73 acres. 2.Context Background In 2006, the City approved a site plan, conditional use permit for contractor’s yards with outside storage and variances for landscaping and building architecture to construct an office and accessory maintenance facility with associated parking. The principal and accessory buildings and parking areas were constructed according to the approved site plan. Zoning and Land Use The property is guided Rural Service / Commercial and zoned Rural Commercial (CR). Surrounding Properties Property to the east and west is guided Rural / Ag Residential and zoned Rural Residential. Property to the north is guided Rural Service / Commercial and a portion is zoned Transitional Rural Commercial and a portion is zoned Rural Commercial. Property to the south is zoned Rural Commercial. Agenda Item _6d.__ Doboszenski SPA and VAR (city file 18-008) 2 April 5, 2018 3. Analysis Level of City Discretion in Decision-Making The City has limited discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan. The City has a relatively high level of discretion in approving or denying a variance application. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Site Plan Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City policies. The City Engineer’s comments are incorporated into this staff report. The site plan shows that the applicant plans to construct an addition to the existing accessory structure located on the southwest side of the site. The plans also show a future parking area and a parking area that has already been constructed, but not approved by the City, that is used for bus parking and trailer storage. The applicant’s narrative states that the bus parking area has been used for that purpose since July 2017. Approval of a site plan amendment for this existing parking area will bring the parking area into compliance. Staff notes that the plans provided by the applicant do not appear to be correctly scaled, and while this does not significantly impact staff’s review, the Commission should be aware that the plans are based on the 2006 approved plan set and not a new survey. The building and parking area measurements provided by staff are based off Hennepin County GIS mapping tools. Setbacks Section 1030.020 of the Zoning Ordinance requires that accessory structures be setback a minimum of 10 feet from the side yard. This standard is met, as the building will be constructed in line with the existing accessory building. Section 1060.060 of the Zoning Ordinance requires parking lots to be setback the same as the underlying zoning district (100 feet from County Road 19) and 10 feet from the side lot line. These standards appear to be met. Impervious Surface Section 1040.090 of the Zoning Ordinance limits impervious surface coverage to 50% of the lot. This standard appears to be met. If additional buildings and parking areas are constructed in the future, the applicant should note that they will be required to demonstrate compliance with this standard. Doboszenski SPA and VAR (city file 18-008) 3 April 5, 2018 Size Section 1030.020, Subd. 4. F limits the maximum size of accessory buildings to 1,000 sq. ft. or 25% of the rear yard, whichever is less. The site plan approved in 2006 included approval of the accessory maintenance building, which was allowed at the time of approval. However, the zoning standard limiting the size of accessory buildings in non-residential districts was adopted after this site plan was approved, and the accessory building became a legal nonconforming use. The ordinance now requires a variance to allow the planned expansion. This is similar to the issue that arose earlier this year with the Pheasant Acres golf course, who requested a variance to expand their accessory buildings. After the building addition is constructed, staff estimates that the total accessory building square footage on site will be 26,215 sq. ft., which is 3% of the property’s back yard (staff estimates the back yard of the property to be 20-acres). Therefore, a variance to exceed the maximum size of the accessory building has been requested by the applicant. The variance standards are discussed later in this report. Building Height Section 1030.020, Subd. 5. C. of the Zoning Ordinance limits the height of accessory buildings in the front yard or side yard to 10 feet, but allows buildings to exceed the height specified in the code with a conditional use permit. Plans submitted by the applicant show that the sidewall building height for the accessory maintenance facility is 34 feet tall. Section 1030.010, Subd. 3. C. of the Zoning Ordinance allows administrative approval of expansion of non-conforming buildings only by reason of height, yard setback, or lot coverage area to be permitted administratively, provided that the structural non-conformity is not increased and the expansion complies with the performance standards of the Zoning Ordinance. Typically, a conditional use permit would be required for a building height that exceeds the maximum allowed accessory building height, however, since the building is existing non- conforming, and the applicant is proposing to increase the footprint of the building staff finds it appropriate to treat this as an expansion of a nonconforming building or structure. Building Standards The applicant’s narrative states that the proposed building materials will match the existing materials. In 2006, the City Council granted a variance to allow for the materials on the existing building. Section 1060.050, Subd. 1. A. 2. of the Zoning Ordinance states that when an expansion of an existing structure is proposed, the existing façade of a building must be upgraded so that 25% or more of the existing structure conforms to the exterior building material requirements of the Section. The Ordinance requires that the improvements be concentrated on the side facing the Doboszenski SPA and VAR (city file 18-008) 4 April 5, 2018 public road and the side facing an area zoned for residential uses. Staff notes that the building addition does not face a residential or public street. Section 1060.050, Subd.1. D. 3. allows metal siding proposed for accessory buildings to be approved administratively by the Zoning Administrator. Since the building is constructed using materials that are not consistent with the Zoning Ordinance, the Commission could find that a higher architectural treatment of the accessory building would be appropriate. Section 1060.050, Subd.1. D. 2. requires that accessory buildings provide a roof overhang that extends a minimum of one foot from the exterior wall of the structure. This is an existing nonconforming condition and will not expand the building size, change parking demand or increase the nonconformity of the building or use, consistent with Section 1030.010, Subd. 3 B of the Zoning Ordinance. Parking The applicant is showing gravel parking lot on the north side of the site for buses and trailers. The applicant’s narrative states that this area has been in use as bus and trailer parking since July 2017 and wishes to bring the parking lot into compliance with this application. The applicant is requesting approval to allow parking for 21 buses and trailers. The vehicles are used by Lake Country Industries who leases space in the building and Doboszenski Construction who owns the buildings. The approving resolution includes approval for the parking shown on the applicant’s site and narrative to ensure that drive aisles are maintained as required for public safety. The 2006 approvals identified a parking lot expansion to the north of the office building on site. However, the bus parking area was constructed even further north of the area identified for expansion and is covering a portion of the area that was identified as suitable for a future septic site. Staff has included a condition that, except as approved with this site plan amendment, vehicles or other heavy equipment may not be used or stored in areas identified as future septic, so as not to compact soils in those areas and limit future development of the site. Any expansion of the parking area will require submittal of a site plan amendment for City approval. The plans submitted indicates that the applicant is still considering developing the area north of the building as parking. The applicant will need to obtain appropriate building and zoning approvals prior to construction of the future parking area. Section 1060.060 Subd. 3 of the Zoning Ordinance allows gravel parking lots in the CR district provided that the plans meet nine performance standards. The gravel parking area generally meets these standards, however a dust control plan is required to be provided by the applicant. Doboszenski SPA and VAR (city file 18-008) 5 April 5, 2018 1. The City Engineer has reviewed the grading plan and finds that surface water is managed in compliance with City and State requirements. The City Engineer provided comments in a memo dated March 28, 2018 and found the parking lot complies with this standard. The memo notes that future maintenance of the lot may be needed to direct water to the culvert basin. 2. A dust control program is provided by the landowner and approved by the City Council. A dust control program has not been provided by the landowner. Staff has included a condition that a dust control program be provided to the City for review and approval. 3. Handicapped accessible routes are provided on site in compliance with State and Federal requirements. The plans do not currently show handicapped accessible routes, however, the parking area does not provide service to the public. 4. The gravel parking areas are fully screened to a height of 3 feet from the public streets and adjoining properties. The gravel parking area appears to be fully screened from public streets and adjoining properties by existing vegetation and proposed new vegetation. 5. The commercial development requiring the parking is seasonal in nature (operates 9 months or less per calendar year). The commercial development is primarily for school bus parking. The narrative does not indicate the times of year that the parking area will be utilized. Staff has included a condition that the applicant address this standard prior to building permit. 6. Landscaped areas equal to 10 percent of the lot area shall be provided in parking lots that contain space for 50 or more cars. There are 21 bus/trailer parking spaces shown on the plans, therefore this standard does not apply. 7. When an existing business expands its structure by 10 percent or more or a change in use creates the need for additional parking spaces, the entire parking area shall be upgraded to meet the provisions contained within this subdivision. The expansion of the accessory structure does not generate a need for additional parking spaces, therefore this standard does not apply. Doboszenski SPA and VAR (city file 18-008) 6 April 5, 2018 8. Areas designed for storage purposes only, which are fenced and properly screened, may be permitted to utilize other durable and dustless surface materials subject to the approval of the City Council. The parking area is not proposing an alternative service. 9. Off-Street Loading Areas. Loading areas established after March 23, 2004 shall be prohibited within 300 feet of residentially zoned or guided property unless completely screened by an intervening building. Loading areas not requiring screening by an intervening building shall be screened from adjacent residentially zoned or guided property by the use of berms, fences, or walls to provide 100 percent opacity to a height of at least 10 feet. The height of the screening shall be measured from the grade of the loading areas. N/A Lighting A lighting plan has not been provided by the applicant, however, if any new lighting is proposed on site, the applicant will be required to comply with section 1060.040 of the Zoning Ordinance. Landscaping No changes to the existing landscaping is identified by the applicant, except that nine existing trees are proposed to be re-located. Staff notes that the applicant received a variance for landscaping in the 2006 approvals and that photos from google show that the site is well- screened from County Road 19 where the bus parking is proposed. However, Planning Commission may want to require additional landscaping to screen the accessory building from the right-of-way or to help provide a boundary for bus parking. This new landscaping shall not be installed in the wetland buffer but may be located in the wetland setback area. This landscaping will help to ensure that the parking remains on the defined parking area. Staff has included a condition that the applicant provide details about proposed tree transplants. Public Safety The Public Safety committee has not provided any comments as of the date of this report. Variance The applicant is requesting a variance to allow an accessory structure in excess of 1,000 sq. ft. The existing accessory structure is a nonconforming building and the applicant is proposing to expand it. Section 1030.010 prohibits increasing structural nonconformities. Therefore, a variance is required. Section 1070.040, Subd. 2 of the Zoning Ordinance states that the applicant must demonstrate that there are practical difficulties in complying with the zoning ordinance, that the condition of Doboszenski SPA and VAR (city file 18-008) 7 April 5, 2018 the variance is unique to the parcel of land and not created by the owner, that the variance will not alter the essential character of the locality, and that the variance will be in harmony the Comprehensive Plan, and the intent and purposes of the Zoning Ordinance. A discussion of each standard follows: 1. That there are practical difficulties in complying with the Zoning Ordinance. Staff finds that there are practical difficulties in complying with the Zoning Ordinance. The applicant moved to this site in 2006 when there was no limit on the size of accessory buildings and planned for future accessory buildings. Under the current standards, the applicant would not be allowed to construct a building addition to the existing building. The applicant would need to move to an alternative location in order to grow their business, which is impractical. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. Staff finds that the conditions are a result of a change in the Zoning Ordinance standards since the applicant’s original application, and were not created by the landowner. 3. That the granting of the variation will not alter the essential character of the locality. Granting the variance will not alter the essential character of the locality. The existing accessory building has been in this location since the site was developed, and surrounding zoning and land uses are compatible with this type of construction. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The Zoning Ordinance provides maximum sizing requirements to ensure that that accessory buildings do not function as principal buildings. Since the accessory maintenance building was approved in 2006 and it continues to function as an accessory structure to the principle building, staff finds that this standard is met. 5. The variance is consistent with the Comprehensive Plan. The variance is consistent with the Comprehensive Plan, which anticipates this type of development in the rural / commercial land use categories. Summary Since surrounding properties are not zoned or guided for residential uses or other incompatible uses and the proposed expansions were approved by the City in 2006, staff finds that the expansion of the accessory structure is appropriate. Doboszenski SPA and VAR (city file 18-008) 8 April 5, 2018 The Commission should review the ordinance standards and make a recommendation. The draft resolution includes language for approval of the variance. If the Commission finds that the variance standards have not been met, they should recommend denial of the variance and provide findings of fact for denial. 4. Recommendation Move to recommend approval of a site plan amendment and variance to allow expansion of the existing nonconforming accessory building and a gravel parking lot for bus/trailer parking. Attachments a. Resolution approving site plan and variance b. Aerial Location Map c. Applicant’s Narrative dated February 20, 2018 d. Applicant’s Plans dated February 20, 2018 e. Revised Parking Plan dated March 12, 2018 f. City Engineering Memo dated March 28, 2018 g. Approved 2006 Site Plan City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018 - xx Page 1 of 3 Motion By: Seconded By: APPROVAL OF SITE PLAN AMENDMENT AND VARIANCE FOR CORCORAN INDUSTRIAL PROPERTIES AT 9520 COUNTY ROAD (PID 19 07-119-23-42-0007) (CITY FILE 18-008) WHEREAS, Doug Doboszenski on behalf of Corcoran Industrial Properties, LLC is requesting approval of a site plan amendment and variance for property legally described as follows: That part of the following described tract that lies North of the South line of the North 1347.65 feet of said Southeast Quarter. That part of the Southeast Quarter of Section 7, Township 119, Range 23, described as follows: Beginning at a point on the West line of said Southeast Quarter distant 629.00 feet North from the Southwest corner of said Southeast Quarter; thence East, parallel with the South line of said Southeast Quarter, 1155.00 feet, thence North, parallel with said West line 251.00 feet; thence East parallel with said South line to the intersection with the hereinafter described "Line A"; thence Northerly, along said Line A, to the intersection with the south line of the North 563.00 feet of said Southeast Quarter; thence West, along said South line of the North 563.00 feet, to the West line of said Southeast Quarter; thence South, along the West line of said Southeast Quarter, to the point of beginning; Line A is described as follows: Commencing at a point on the North line of said Southeast quarter distant 990.00 feet West from the Northeast Corner of said Southeast Quarter, thence South, parallel with the East line of said Southeast Quarter, 879.95 feet to the point hereinafter referred to as "Point A", thence continue South, parallel with said East line, to the South line of said Southeast Quarter and the point of beginning of said Line A; thence Northerly to a point distant 6.29 feet East from said point A, as measured along a line which passes through said Point A and which is parallel with said North line; thence Northerly to the point of commencement and there terminating. WHEREAS, the Planning Commission has reviewed the request a duly called public meeting 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 site plan amendment and variance, subject to the following findings and conditions: 1. The variance is approved in accordance with the narrative and plans received by the City on February 20, 2018 and March 12, 2018, as amended by this resolution. 2. A variance to allow an accessory structure in excess of 1,000 sq. ft. is granted based on the following findings: City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018 - xx Page 2 of 3 a. There are practical difficulties in complying with the Zoning Ordinance. The applicant moved to this site in 2006 when there was no limit on the size of accessory buildings and planned for future accessory buildings. Under the current standards, the applicant would not be allowed to construct an addition to the existing building. The applicant would need to move to an alternative location in order to grow their business, which is impractical. b. The conditions are unique to this parcel of land and are a result of a change in the Zoning Ordinance standards since the applicant’s original application, and were not created by the landowner. c. Granting the variance will not alter the essential character of the locality. The existing accessory building has been in this location since the site was developed, and surrounding zoning and land uses are compatible with this type of construction. d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The Zoning Ordinance provides maximum sizing requirements to ensure that that accessory buildings do not function as principal buildings. The accessory maintenance building was approved in 2006 and it continues to function as an accessory structure to the principal building. e. The variance is consistent with the Comprehensive Plan, which anticipates this type of development in the rural / commercial land use categories. 3. Site plan approval allows parking of up to 21 buses/trailers on the gravel parking area in accordance with the submitted plans and narrative. 4. Storage of Recreational Vehicles (RVs) and / or trailers that are used for the construction businesses may be parked on the bus storage lot. Storage of personal or other trailers is prohibited. Prior to issuance of a building permit the applicant must: 5. Provide maintenance and transplant details for the proposed new landscaping for review and approval by staff. 6. Submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 7. Record the approving resolution at Hennepin County and provide proof of recording to the City. 8. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018 - xx Page 3 of 3 Whereupon, said Ordinance is hereby declared adopted on this xx day of April 2018. ___________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator Henn e p in Co unty Prop erty Map Do bos zen sk i Property Da te : 3/1/2018 Com ments: 1 inc h = 4 00 feet PAR C EL ID: 07 11923420007 OWN ER N AME : C or co ra n In dus trial Prop Llc PAR C EL AD DR E SS: 9 520 C o R d No 19, Corcoran MN 55374 PAR C EL AR EA: 28 .73 a cr es , 1,251,411 sq ft A-T-B: Torrens SAL E PR ICE: $1,994,000 SAL E D ATA: 09/2012 SAL E C OD E: Exclu de d From Ratio Studies ASSESS ED 2 016 , PAYABLE 2017 PR OPERT Y TYPE: Ind us t rial-Preferred H OM ESTEAD : N on-Homest ead M AR KET VA L UE: $1,569,000 TAX TO TAL: $5 8,329.72 ASSESS ED 2 017 , PAYABLE 2018 PRO PER TY TYPE : Ind us trial-preferred HO MESTEAD: No n-homes tead MARKE T VALU E: $1,600,000 This dat a (i) is fur nished 'AS IS' wit h no repres ent at ion as to com pletenes s or acc ura cy; (ii) is furnis hed with no war rant y of an y k ind; an d (i ii) is not s uit able for lega l, engi neering or s urv ey ing purposes . Hen nepin C ounty s hall not be liable f or any dam age, in jury o r los s r esu lting f rom t his data. CO PYRIG HT © HENNEPIN CO UN TY 2 0 18 Ma t c h l i n e 4" S I D E W A L K S T Y P I C A L PR I V A T E S E C T I O N 2 " B I T . B A S E 1 . 5 " B I T W E A R PR I V A T E S E C T I O N 2 " B I T . B A S E 1 . 5 " B I T W E A R PR I V A T E S E C T I O N 2 " B I T . B A S E 1 . 5 " B I T W E A R CI T Y S E C T I O N 4 " B I T . B A S E 2 " B I T W E A R PA V I N G L I M I T S CL E A R I N G LI M I T S FA C I L I T I E S RE P A I R FU T U R E 6' S I D E W A L K EN D C U R B SI G N MO N U M E N T ST A T I O N EX I S T I N G FU E L F. F . E 1 0 0 7 . 0 0 F. F . E . 1 0 0 8 . 0 0 BI T . PA R K I N G BI T . D R I V E BI T . PA R K I N G 11 4 84 11 4 PR O P O S E D B 6 1 2 C O N C . 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B A S E 1 . 5 " B I T W E A R 6' S I D E W A L K F.F.E 1007.00 F. F . E . 1 0 0 8 . 0 0 11 4 11 4 FUTURE FACILITYREPAIR120 100 120 11 1 SB 1 SB 2 x ( 1 0 0 7 . 6 5 ) x ( 1 0 0 7 . 6 5 ) (1 0 0 7 . 1 5 ) x x ( 1 0 0 5 . 1 5 ) x ( 1 0 0 7 . 6 5 ) FU T U R E EX P A N S I O N EV E R G R E E N EV E R G R E E N EV E R G R E E N EV E R G R E E N EV E R G R E E N EV E R G R E E N EV E R G R E E N EV E R G R E E N EV E R G R E E N SB 3 10 5 ' 65 ' 19 2 ' 19 2 ' 19 2 ' 1006 EX I S T I N G B U S A N D T R A I L E R S T O R A G E A R E A 19 2 ' 19 5 ' 65 ' Technical Memo Wenck Associates, Inc. | 1800 Pioneer Creek Center | P.O. Box 249 | Maple Plain, MN 55359-0249 Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com - To: Kendra Lindahl, City Planner Kevin Mattson, Public Works Director, P.E. From: Kent Torve, P.E. Date: March 28, 2018 Subject: Doboszenski SPA – Plan Review Comments A plan set submitted on March 9, 2018 has been reviewed with staff, the applicant, and a site visit was conducted which has and resulted in the following comments. Grading and Drainage 1. Existing aggregate surface (Class V or equivalent) drains to the west and structurally supports the existing bus parking, turning movements and access. No tracking was visible. 2. Prior to drainage entering the wetland, the runoff is captured in a CB and directed via storm sewer to the treatment pond along CR 19. This pond provides treatment prior to discharge to the wetland. Conclusion 3. The surface supports bus parking, however, in the future maintenance (regrading) may be needed to continue to direct drainage to the existing CB. 4. The surface would be improved to bituminous with a future building construction and associated City plan review process. End of Comments 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: March 28, 2018 for the April 5, 2018 Planning Commission Meeting RE: PUBLIC HEARING. 2040 Comprehensive Plan (city file no. 17-001) 1.Background: The Comprehensive Plan is the vision for development in Corcoran. Although it is a physical plan, it is a reflection of the community's social and economic values. These values are translated into the type of land use the City desires and programs regarding economic development, housing, parks, transportation and other key areas. In Minnesota, authority for land-use planning and regulation is vested primarily in local governments (townships, cities and counties). The Metropolitan Land Planning Act, a state law first passed in 1976 and amended several times since, requires local governments in the seven-county Twin Cities area to develop local comprehensive plans. The law requires the City to update the Comprehensive Plan every 10 years. This update is required to be adopted by December 31, 2018, unless the City receives an extension from the Metropolitan Council. We are on track to meet this deadline. In 2017, the City initiated the planning process to update the 2030 Comprehensive Plan that was completed in 2011. It was the Council’s direction that no major policy changes were anticipated and this would be an update of the existing plan. The City has completed the draft 2040 Comprehensive Plan after a series of work sessions with the City Council and several updates to the Commission. The draft plan was provided to the Commissioners last week to provide for additional review time and is not attached to this report. A copy of the draft plan is available for the public at city hall and on the city website. 2.Parks and Trails Commission Review: The Parks and Trails Commission reviewed the Draft 2040 Comprehensive Plan and recommended four changes to the draft plan, which will require changes to Map 5-1 and the text of Chapter 5 (Parks and Trails): a.Move the OSP search area from the east side of Lake Jubert to the west side. i.Staff will make this change prior to distribution for the 6-month comment period. b.Adjust the Ravinia parks and the Rockford ASA to reflect actual conditions and follow lot lines. Agenda Item: 6e. 2040 Comprehensive Plan (city file 17-001) 2 April 5, 2018 i. Staff notes that this map reflects the existing conditions and no changes are proposed at this time. If the Ravinia plat phases with park dedication are recorded at Hennepin County and if the City closes on the Rockford property during the 6-month comment period, staff will update the maps and document to reflect these changes if updated GIS data is available. c. Eliminate the horseback trail from the plan. i. Staff will make this change prior to distribution for the 6-month comment period. d. Eliminate trail along west side of Lions Park, but the maintain connection along west of McGee’s and a wetland crossing in this area. i. Staff will make this change prior to distribution for the 6-month comment period. Staff recommends that the changes be made as noted. 3. Proposed Key Changes: The key changes were: • The Comprehensive Plan update was designed to incorporate more graphics (maps, photos, table and charts) throughout the document to make it easier to read and understand. • The final document will have hyperlinks to make it easier for users to move through the document. • The implementation plan lists specific action items to implement the Comprehensive Plan. The Council should use these to identify priorities for the City. Land Use Chapter • Land use designations will be updated to reflect the land use designations approved as part of the Southeast District Plan and Design Guidelines adopted in 2016 (except as modified by transportation changes in the 2040 Transportation Chapter). • The Business Park designation near CR 30/CR 116 shifted west to the NE corner of CR 30/CR 116. • Add additional 932 acres of land in southwest Corcoran was added to MUSA to help facilitate extension of sewer services as part of the Loretto project. • Land behind the existing downtown industrial area was changed from residential to industrial to allow expansion of business in central Corcoran. • The Metropolitan Council reduced the City’s population forecasts by 35% from the 2030 estimates (from an estimated population of 17,600 to 11,400 in 2040). These new forecasts are the used for planning purposes throughout the 2040 Comprehensive Plan. 2040 Comprehensive Plan (city file 17-001) 3 April 5, 2018 • Other land use modifications were made as directed by the Council and shown on the attached exhibit. • The 2040 Staging Plan (Map 2-2) was modified to reflect the newest sanitary sewer plan. In most case the staging is similar to the 2030 plan. Parks & Trails Chapter • The parks and trails plan was updated to reflect those changes approved as part of the Southeast District Plan and Design Guidelines adopted in 2016 (except as modified by transportation changes in the 2040 Transportation Chapter). The Council has directed staff to update the Southeast District Plan and Design Guidelines this summer to reflect the changes proposed in the 2040 Transportation Plan. • The text was modified to clarify that Community Parks include both Open Space/Natural Parks and Athletic Search Areas. The text also notes that a park may serve both community park and neighborhood park needs. A new Athletic Search area was identified near Old Settlers Road. Several possible sites are identified but only one 20-100 acres site is needed to serve the community needs prior to 2040. • Planned regional park improvements were added to the plans. • The plans now show trails on all collector roads. These may be on-road or off-road trails and the final design will be determined when they are constructed with the road improvement projects. • Other minor trail realignments were mapped according to Commission direction. • The horse trail location has shifted south and is now planned as a future loop near Lake Jubert. o The Parks and Trails Commission is recommending elimination of the horse trail entirely. Water Resources Chapters • This Comprehensive Plan also includes a “Local Surface Water Management Plan’ that focuses on the City’s wetlands, lakes and streams. This “Local Plan” is required by the Elm Creek Watershed Commission, and the two documents are on similar timelines. • The Local Plan reviews the current condition of surface waters, identifies existing or issues related to surface water management, and identifies potential solutions that can be implemented over a 10-year period • New issues brought forth include reviewing the use of chloride-containing salts used for winter deicing, updating buffer requirements, and studying manure management. 2040 Comprehensive Plan (city file 17-001) 4 April 5, 2018 • A summary of the Local Plan is provided as Chapter 8 in the 2040 Comprehensive Plan. The complete Local Plan will be included as an appendix in the 2040 Comprehensive Plan. Wastewater (Sanitary Sewer) Chapter Northeast District. • The primary trunk sewer route extending into Corcoran from the northeast corner was shifted eastward based on the results of a feasibility study. • This pipe was also extended further south, all the way to the southwest corner of the Northeast District and into the northern part of the Southeast District, which eliminated the need for a future large lift station that was identified near City Hall in the 2030 Plan. This provides great operational cost savings and reliability. Southeast District. • A lift station was added to provide service to the Lennar Homes Development was required. • An interim lift station was added to provide service to Downtown Corcoran. This lift station can be eliminated after the primary trunk sewer from the Northeast District is extended into this vicinity. • Maple Hill Estates will connect to the new MCES lift station and eliminate their small wastewater plant 2018/2019. Southwest District • Loretto will be served by MCES in 2020, therefore future growth in Corcoran will utilize Loretto connection also (previously it was planned to go through Medina). • Six new sewer districts were added to accommodate the expanded MUSA area along CR 19. Water Chapter • No significant changes to the 2030 Plan were made with this update. • New maps were created to better show the planned system. • Development in the Northeast District (101 and CR 30) would have a second connection to Maple Grove. Transportation Chapter • County Road 50 alignment will not change as previously planned • County Road 10 alignment east of County Road 116 will not change as previously planned • Realignment of the Maple Hill/Larkin Road/ CR 10 intersection is planned 2040 Comprehensive Plan (city file 17-001) 5 April 5, 2018 4.Public Comments: The Planning Commission will hold a public hearing tonight to hear public feedback on the draft plan. Staff has received comments from two landowners asking the City to consider changes to the draft plan: a.Peter and Jean Dahlheimer have requested that their property at 20702 CR 50 be moved from the fourth to second phase of the sewer staging plan. The sewer staging plan is phased based on how sanitary sewer would be extended. There are a number of properties between this property and property in the second staging area. b.Gary and Phil Schutte requested that their property at 20130 Larkin Road retain the existing Mixed Use residential land use designation rather than the proposed Light Industrial designation proposed by the Council. The Commission should consider these requests and any other comments received at the public hearing and make a recommendation to the City Council. 5.Next Steps: a.The City Council will take action at their April 26th meeting to approve for distribution. b.Staff will distribute the draft plan for a 6-month review. This provides an opportunity for adjacent communities, other jurisdictions and interested parties to review and provide comments on the plan. c.At the completion of the 6-month review period, the Council will consider these additional comments, make any modifications and submit to the Metropolitan Council. The Metropolitan Council will review for compliance with regional systems. d.The City will implement the Comprehensive Plan after completion of the Metropolitan Council review. 6.Action Items: Move to recommend approval of the Resolution approving the 2040 Comprehensive Plan, including the Parks and Trails Commission recommendation. Attachments a.Draft Resolution Approving the 2040 Comprehensive Plan b.Proposed Land Use Changes Graphic c.Dahlheimer Letter dated March 28, 2018 d.Graphic showing Dahlheimer Staging Plan request e.Schutte Letter dated March 14, 2018 City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-xx Page 1 of 2 Motion By: Seconded By: APPROVING A COMPREHENSIVE PLAN UPDATE FOR THE CITY OF CORCORAN (CITY FILE 17-001) WHEREAS, the City of Corcoran initiated an update to its Comprehensive Plan in 2017, consistent with the requirement in state law; and WHEREAS, the City has held numerous open houses, workshops and meetings to discuss each element of the plan; and; WHEREAS, the City has communicated to residents, property owners and other stakeholders through individual inquiries, newsletters, the City website and news releases to local press; and WHEREAS, the City may continue to make non-substantive changes to the Comprehensive Plan Update; and WHEREAS, the Planning Commission reviewed the Plan 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 2040 Corcoran Comprehensive Plan update. FURTHER, approval of the Comprehensive Plan update is contingent upon the required six- month review by adjacent and affected jurisdictions; and FURTHER, approval of the Comprehensive Plan update is contingent upon, and subject to, the required review and response by the Metropolitan Council. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jonathan Bottema, Jonathan Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya City of Corcoran April xx, 2018 County of Hennepin State of Minnesota RESOLUTION NO. 2018-xx Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this xx day of April 2018. ___________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator City of Greenfield City of Maple Grove City of Medina City of Rogers Bechtold Rd Pioneer Trl Trail Haven Rd County Road 116 County Road 30 S c h ut t e R d Oakdale Dr County Road 10 Horseshoe Trl C o u n t y R o a d 5 0 Larsen Rd Willow Dr Hunter Rd County Road 19 Homestead Trl Cain Rd Rolling Hills Rd Country Rd Mohawk Dr Larkin Rd Foxline Dr Strehler Rd Dassel Ln Old Settl er s R d Stieg Rd Kalk Rd Meister Rd Maple Hill Rd 93rd Ave N Tessmer Rd Blue Bonnet Dr Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek SouthForkRus h C r e e k SouthFor k R u sh C r eek 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 5/26/2020 1/22/2020 7/24/2018 7/24/2018 1/21/2021 5/26/202010/2020 8/9/2018 12/13/22 10/2018 4/27/2022 4/27/2022 4/22/2020 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,5 00 Feet ± Path: L:\2294\100\2040CompPlan\2040 Future Land Use.mxd Date: 2/8/2018 Time: 8:53:50 AM User: shujc0243 Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Re sidential Hig h Density Residential Rural Service/Commercial Comme rcial Mixed Use Business Park Light Industrial Public/Se mi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open WaterMunicipal Boundary2040 MUSAParcel Bo undariesStreamsLake/Ope n WaterWetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) Draft City Limit Rural/Ag Residential Existing Residential Low Density R esidential Medium Density R esidential Mixed Residential High Density Residential Rural Service/C ommercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Golf Course Agricultural Preserve (Date of Expiration) Open Water 2040 Land Use Legend 2040 MUSA A B Add land to MUSA at County Road 19 and Pioneer Trail Proposed Land Use Changes April 2018 C Meister Road & County Road 116 D County Road 116 & County Road 30 SE District Proposed land use changes in the Southeast District Concept Plan Proposed park expansion Proposed change from Mixed Use to Mixed Residential Proposed change from High Density Residential to Mixed Residential Requested change from Low Density Residential to Medium Density Residential Potential change from Medium Density Residential to Light Industrial D1 D2 D3 D4 D5 Bass Lake CrossingD6 Bass Lake Crossing SouthD7 3,000 Feet 3,000 N1,500 0 D A C B D1 D2 D3 D6 D7 D4 D5 Existing and Proposed Staging For Dahlheimer Property at 20702 CR 50 From:Brad Martens To:Michael Pritchard; Kendra Lindahl Forwarding1 Subject:FW: Schutte Farm - Land Use classification, remain Medium Density Residential" Date:Wednesday, March 14, 2018 7:19:16 PM Please include in the April 5th planning packet and April 26th Council packet. -----Original Message----- From: Gary Schutte [mailto:gary.schutte@gmail.com] Sent: Wednesday, March 14, 2018 4:17 PM To: Brad Martens <bmartens@ci.corcoran.mn.us> Cc: Phil Schutte <phil_schutte@hotmail.com> Subject: Schutte Farm - Land Use classification, remain Medium Density Residential" Hi Brad, As a follow-up of our meeting with you in the Fall of 2017, my March 5th phone call and the recent 2040 Comp Plan Session of March 8, 2018, we are requesting the city of Corcoran, NOT change the existing 2030 Land Use classification of "Medium Density Residential" on the Schutte Farm, Larkin Rd., but allow it to remain as-is, for the near-term. Brad, could you please let me know when you are in receipt of this email? Thank you for you time, help and cooperation! Gary & Phil Schutte Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 MEMORANDUM 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net DATE March 13, 2018 TO Brad Martens CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications Projects/Comments in blue italics are new Project marked with an * have moved from active to approved The following is a summary of project status for current, active projects: 1.2040 Corcoran Comprehensive Plan (City file 17-001). This year-long process was kicked off with a joint City Council/Commission work session on March 16th followed by a three community open houses/events and several commission meetings and Council work sessions. The Parks and Trails Commission will review at their March 20th meeting, the Planning Commission will hold a public hearing on April 5th and the City Council is expected to approve the 2040 Comprehensive Plan on April 26th. 2.Dog Kennel Ordinance Update (City file 17-037). The Council directed the Planning Commission to review the Kennel standards in the ordinance and make a recommendation about whether any changes are needed. The Commission discussed the item at their October 5th meeting and asked that it be placed on a future meeting agenda for more discussion. The Planning Commission discussed this at the January 4th meeting and their recommendation was presented to the Council at the January 25th meeting for consideration. At their January 25th meeting, Council considered the Commission’s recommendation, but instead directed staff to prepare a draft ordinance that only allows kennels in commercial zoning districts and schedule for a Public Hearing at the Planning Commission and Council action in May. 3.Animal Ordinance (city file 17-038). The City has received questions about allowing animals in commercial areas, specifically bees and chickens. The Council considered this item at their January 25th meeting and established a subcommittee to review the issues and bring back a recommendation to the City Council. 4.Small Cell and DAS Ordinance Amendment (City file 17-039). Minnesota’s telecommunications right-of-way user state law (SF1456), regarding small wireless facilities, was signed into law on May 30, 2017. It grants wireless service providers access to the public right-of-way to construct, maintain and operate small wireless facilities and wireless support structures. Various sections of the city and zoning code need to be amended to be consistent with state law. At their January 25th meeting, Council directed staff to prepare a draft ordinance and schedule for a Public Hearing at the Planning Commission and Council action in April/May. 5.Preliminary Plat for “Rush Creek Run” at 7320 Rolling Hills Road (PID 28-119-23-22-0003) (city file 18-001). A request by Linda and John Whisney for a preliminary plat to create 6 lots. The applicant is currently working to make the application complete and staff expects it to be scheduled for March Parks & Trails Commission Review and April Planning Commission and City Council review. Agenda Item 7a. MEMORANDUM 2 6. OS&P Sketch Plan for “Pheasant Ridge 2nd Addition” at 10000 Ebert Road PID 03-119-23-31- 0003, 03-119-23-43-0005, 03-119-23-41-0002) (City File 18-003). Tony Bolduc has submitted a request for sketch plan review of an OS&P plat with 30 lots (2 with existing homes) and 4 outlots. The City Council will review the request at the February 22nd meeting. 7. EAW and Sketch Plan for “Encore” (PID 1211923120001, 0111923430002 & 0111923440001) (city file 18-004). Pulte has submitted a revised sketch plan and is working with the City to prepare an EAW (Environmental Assessment Worksheet) for approval of 393 single family lots. The City Council reviewed this item at their February 22nd meeting. The EAW is currently out for public review. The 30-day comment period ends on April 11th. The City Council will take action on the EAW at the April 26th meeting. 8. Maple Hill Apartments PUD Sketch Plan at 7401 Maple Hill Road (PID 25-119-23-24-0005) (City file 18-005). The Council reviewed the PUD sketch plan at their February 22nd meeting and offered feedback to the applicant. 9. High 5 Companies Conditional Use Permit at 7523 Commerce Street (PID 26-119-23-14-0025) (city file 18-006). The applicant is requesting a CUP to allow auto sales at the site. No vehicles will be stored on site. The Planning Commission will hold a public hearing at the April 5th meeting and the Council is expected to take action at the April 26th meeting. 10. Pulte Comprehensive Plan Amendment for Encore (PID 01-119-23-43-0002 and 01-119-23-44- 0001) (city file 18-007). The applicant has submitted a request to reclassify the property to Low Density Residential. The Planning Commission will hold a public hearing at the April 5th meeting and the Council is expected to take action at the April 26th meeting. 11. Doboszenski request for Site Plan and Variance at 9520 CR 19 (PID 07-119-23-42-0007) (city file 18-008). The applicant is requesting approval for an addition to the accessory building and after-the- fact approval for bus storage in the front yard. The Planning Commission will hold a public hearing at the April 5th meeting and the Council is expected to take action at the April 26th meeting. 12. Patrick Matter request for Special Home Occupation for vehicle sales/repair at 19320 Mystique Drive (PID 12-119-23-43-0015) (city file 18-009). Notice of request was sent to neighbors within 350 feet. Following the comment period, staff may approve the request or send to the Council for action. 13. Tree/Natural Resource protection ordinance (city file 18-010). The Council directed staff to look at options to preserve trees and natural resources to maintain the rural character of the community in both rural and urban areas. Staff with gather information for Council review at the May meeting. Also, there are several projects that have been approved, but are still not filed and closed out: 1. 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. Staff has spoken to the applicant and will schedule a meeting when more information is available on the Loretto sewer project. 2. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (City file 12-002). Hope Ministries 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. The applicant has indicated that they are considering a site plan amendment application to modify the approved plans. Staff met again with Pastor Brian Lother in July 2017 to discuss the outstanding issues and future expansion plans on the property. 3. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for on Schendel property at 20400 County Road 10 (City file 14-027). The City Council approved the request on December 11, 2014 and granted the applicant 2 years to apply for the final plat and final PUD development plan. Peachtree Partners did not buy the property, but a different developer could still proceed with the approved plan. On December 9, 2016, the applicant submitted a written request to MEMORANDUM 3 extend the approvals for an additional year. Staff recommended that this request be reviewed by the City Council, but adequate time was not provided to place this on a Council agenda prior to expiration. Staff administratively approved an extension until February 28, 2017 so that this request for extension could be considered at the February 23, 2017 Council meeting. At that meeting, the City Council approved a one year extension. The City Council approved another one year extension at the January 55, 2018 meeting. 4. Commercial Door Addition at 7670 Commerce Street (City file 15-010) The City received an application for approval of a building addition, which required a conditional use permit, interim use permit, variance and site plan approval. The project was reviewed at a public hearing at the June 4th Planning Commission meeting and was approved by the City Council on June 25th. The required landscaping will be finalized and constructed after the downtown infrastructure project is completed. The City will release the remaining escrow when the planting is completed. 5. Private Drive Ordinance Amendment (City file 16-003). The City Council approved an ordinance amendment allowing private drives in the Rural Residential district, subject to certain conditions. However, after adoption the City Council directed staff to revisit this issue and consider an ordinance amendment to eliminate the requirement that private drives off paved roads must be paved. The City Council approved the amendment on May 26th. The Council also identified additional issues that should be reviewed and discussed at a future date. 6. Pulte Homes of Minnesota LLC request for sketch plan review of “Encore” at 9975 CR 101 (PID 12-119-23-12-0001) (city file 17-029). Pulte has submitted a sketch plan review for a residential development on this property. The item was reviewed by the City Council at the September 28th meeting. 7. Park Place Storage Phase 2 (City file 17-034). The Master Plan for Park Place Storage was approved in 2016. The Council approved the entire project but noted that each phase would need to submit for site plan approval. This was primarily a condition to ensure that all engineering issues were adequately addressed for each phase. Phase I is under construction and the applicant has submitted an application for administrative site plan approval for Phase 2 (to the south of Phase 1). The application was administratively approved. 8. *Bass Lake Crossing South (formerly Bass Lake Estates) Final PUD Development Plan and Final Plat at 19235 and 19219 CR 10 (PID 2511923440002 and 2511923440003) (City file 17-036). The Final PUD Development Plan was reviewed at the January 4th Planning Comm ission meeting. The applicant went to the December 28th and January 11th meeting to ask for a waiver from the development contract letter of credit requirements. The Council agreed. The Final Plat and Final PUD Development Plan approved by the Council on January 25th. The Development Agreement was approved at the February 22nd Council meeting. 7c. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: April 5, 2018 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report ______________________________________________________________________ The Planning Commission last met on March 1, 2018. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website March 8, 2018 Council Meeting  Years of Service Recognition – Brandon Heinz (15 Years)  Table Top Emergency Management Exercise o Scheduled a table top emergency management exercise for Thursday, April 12th at 5:00 pm  Final PUD Development Plan, PUD Amendments, Vacation and Final Plat for U.S. Home Corporation for Ravinia 9th Addition o Approved the final plat for an additional 49 lots in Ravinia; this is on the north side of Gleason Parkway just west of the approved 7th addition  Wittkop Home Relocation to 6270 Hunter Road o Approved the relocation as presented  City Hall Dynamic Sign Approval o Approved the final design for the sign to be installed at City Hall  Municipal State Aid Project Options o Authorized staff to complete a feasibility study for bridge replacement projects, adjusting state aid routes, and developing a five year capital improvement plan  Allocation of Funds to Country Daze o Approved the request for the City of Corcoran to cover the costs of Police Department coverage, Public Works assistance, garbage collection, and portable restrooms for the Country Daze event 7c.  Vision Setting Work Session Recap o Approved the updated mission statement, vision statement, values and 2018 action steps  Resolution Supporting Local Decision-Making Authority o Approved the resolution as presented  Fire Study Grant Funds o Authorized staff to execute the grant contract in order to receive the $29,849.40 in grant funds; approved a resolution designating the funds  Proposed Levy Increase – Elm Creek Watershed Commission o Directed staff to not support the proposed increase  Closed Session – Consider an Offer for the Purchase of Real Estate – 20400 County Road 50 o Held the closed session; approved a purchase agreement in the amount of $1,430,000 for the property March 22, 2018 Council Meeting  Staffing Update o Council received an update on the addition of Jessica Christensen Buck, Recreation Coordinator, and Hope Capp, Temporary Assistant to the City Administrator to the Corcoran team  Finance Plan for Park Purchase o Approved a finance plan including $250,000 of park dedication funds and 1 5 year bonds for the purchase of the Rockford School District property  Fir Lane Turn Lane Improvement Project o Accepted the plans and authorized bids for the turn lane project to serve the Bass Lake Crossing and Bass Lake Crossing South developments Attachments: None