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Home My WebLink About2019-02-07 Planning Commission MinutesCITY OF CORCORAN Corcoran Planning Commission Minutes February 7, 2019 - 7:00 pm The Corcoran Planning Commission met on February 7, 2019 at City Hall in Corcoran, Minnesota. Present were: Chair Dean Jacobs, Commissioner Wu, and Commissioner Dickman. Absent: Commissioner Theis and Commissioner Shoulak Also present were: Planner Lindahl, Code Compliance Official Pritchard, and Council Liaison Schultz. 1. Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:OOpm 2. Pledge of Allegiance 3. Agenda Approval Motion made by Jacobs seconded by Wu to approve the agenda as presented. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) The Commission discussed tabling item 6e. Review of 2018 Accomplishments and Set 2019 Goals. 4. Open Forum — None 5. Minutes a. Minutes — January 3, 2019 Motion made by Jacobs seconded by Wu to approve the agenda as presented. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) 6. New Business a. Public Hearing (continued from January 3rd meeting). Kariniemi Preliminary Plat for 20801 Larkin Road (PID 27- 119 -23 -41 -0009) (City File 18 -037) i. Staff Report — Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. Richard Middlemist, 20845 Larkin Road, submitted a letter with questions on the subdivision, future zoning, and dog kennels. iii. Close Hearing — Motion made by Wu seconded by Dickman to close the public hearing. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) iv. Commission Discussion & Recommendation — The Commission discussed grading, construction, and design for the shared driveway as well as HOA and maintenance requirements and removal of the existing primary driveway. Staff stated any off -site grading would need property owner authorization. Staff addressed Mr. Middlemist's letter. The applicant stated there is no intention of opening a dog kennel. Staff affirmed that the ordinance would not allow this. Staff also stated that all development rights will be used. Motion made by Wu seconded by Dickman to recommend approval of the resolution as presented. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) b. Public Hearing. Ravinia 11th Rezoning, Preliminary Plat and Preliminary PUD Development Plan for U.S. Home Corporation (dba Lennar) for "Ravinia 11 th Addition" (PID 36- 119 -23 -44 -0012) (City File 18 -040) i. Staff Report — Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. Greg Hoglund, 19220 Hackamore Road, shared concerns regarding grading and fill, retaining wall, water /drainage, wetlands, as well type of homes and lot size, and supplied the Commission with a wetland map. iii. Close Hearing — Motion made by Wu seconded by Dickman to close the public hearing. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) iv. Commission Discussion & Recommendation — Staff addressed concerns raised during the public hearing. Staff stated the wetlands have been delineated and approved and they may not match the county maps. The Watershed would need to approve if any wetland fill is proposed. Currently a retaining wall is shown to address the elevation changes; the applicant could work with the neighbor to grade onto their site to avoid building a retaining wall, but would need their approval to do so. The City's Engineer and staff as well as other agencies review plans and inspect the site based on state and local rules and City staff has offered meet with surrounding residents regarding any concerns. The Commission discussed a number of items, including wetlands, MPCA, house product, lot width, the original concept plan / "ghost plat," access and conditions of approval. The lot widths, setbacks, and parking are consistent with the previous phases as are the conditions of approval. The applicant Mr. Tabone, Lennar, answered questions from the Commission. He stated the product would be Discovery units as approved in the 4th and 8th additions and not the HOA maintained villas. He said the wetland delineation was favorable and would not require impacts to supply two street connections to adjacent parcels, and the original concept was reconfigured to address City comments. Mr. Tabone stated that Lennar reached out to the neighbor to discuss options for the retaining wall and that if they could agree to grade it would benefit the adjacent property owner as they could stub utilities, the street, and less grading would be needed. He also stated that they have learned from past practices and MPCA inspections and have added environmental staff and utilized better designs (oversized ponds). Motion made by Jacobs seconded by Wu to recommend approval of the resolution as presented with typo corrections. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) c. Public Hearing. Dahlheimer Preliminary Plat and Variances for "Dahlheimer Farms" on property located at 20702 County Road 50 (PID 22- 119 -23 -41 -0001) (City File 18 -041) i. Staff Report — Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. Pete Dahlheimer, applicant, asked for clarification regarding street connections iii. Close Hearing — Motion made by Jacobs seconded by Wu to close the public hearing. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) iv. Commission Discussion & Recommendation — The Commission discussed the variance and its consistency with previously approved plats, including Proehl and Tombers. They also discussed street connections, county connections, lot width, and clarified sewer staging and lot size. The Commission asked about farm field access. The applicant, Pete Dahlheimer, stated that there was field road access and a culvert. Staff clarified that 3 development rights would remain and that item 3 of the preliminary plat resolution should be amended. Motion made by Wu seconded by Dickman to recommend approval of the resolutions as with a correction to item 3 of the preliminary plat resolution and language clarification on items 1 and 4. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) Public Hearing. Animal Ordinance Update for Bees (17 -038) i. Staff Report — Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. Animal Ordinance Sub - committee Member /Bee Keeper Ken Guenthner, 6315 Butterworth Lane, said the proposed ordinance was reviewed by the University of Minnesota lead Bee Keeper. He also discussed fly way barriers and aid that there would be a 1acre minimum lot size so that bee keeping would not be allowed on "urban" lots. Mr. Guenthner also shared that many corporate offices keep bees (managed by Bee Squad) and include 3M Maplewood, General Mills, Target, MIA, Belle Museum, and many golf courses. Heidi Heiland, owner Heidi's Grow Haus, 7555 County Road 116, shared her support for the ordinance and stated they are registered as a farm with the USDA and will use the bees /hives for education and pollination as well as harvest and sell the honey and bee products. She stated their hives are managed by Bee Squad. Alan Schultz, 6591 Hunter Lane, asked about off -site bee defecation or other issues from bees. Heidi Heiland stated she was aware of an issue raised by a neighboring business and that the Bee Squad looked into it but it was inconclusive. Ken Guenthner said he was also aware of the issue raised but that there is no proven correlation and it is unlikely due to the location of the hives and bee behavior. iii. Close Hearing — Motion made by Jacobs seconded by Wu to close the public hearing. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) iv. Commission Discussion & Recommendation — The Commission discussed bee behavior, as well as fly way barriers, bees not being allowed in habitable structures, water source requirements, city liability, and home occupation vs. commercial use. Motion made by Wu seconded by Dickman to recommend approval of the ordinance with the addition of section 2. 1. i. to require signage for hives maintained on commercial, industrial, and public /institutional lots. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) e. Review of 2018 Accomplishments and Set 2019 Goals Motion made by Jacobs seconded by Wu to table the item. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) 7. Reports /Information a. Planning Project Update — Information only. b. City Council Report — Council Liaison Schultz updated the Commission on Council activities. c. Commissioner Term Update — Information only. d. Other Business — None 8. Commissioner Liaison Calendar City Council Meetings 02/14 02/28 3/14 3/28 4/11 4/25 Wu Shoulak Jacobs Dickman Theis Wu 9. Adjournment Motion made by Wu seconded by Dickman to adjourn. Voting Aye: Jacobs, Wu, and Dickman. (Motion carried 3:0) Meeting adjourned at 9:52pm. Submitted by Mike Pritchard, Code Compliance Official