HomeMy WebLinkAbout2019-07-25 Council Work Session MinutesA
�. / ..
CITY OF CORCORAN
City Council Work Session Meeting Minutes
July 25, 2019 — 5:30 pm
The Corcoran City Council met on July 25, 2019 at City Hall in Corcoran, Minnesota.
Present were Mayor Thomas, Councilor Bottema, Councilor Keefe, and Councilor Schultz.
Councilor Dejewski arrived at 5:51 pm.
Also present were City Administrator Martens, City Planner Lindahl, and Administrative Services
Director Beise.
1. Call to Order/ Roll Call
Mayor Thomas called the work session to order at 5:39 pm.
2. Discussion of Residential Development Standards
City Planner Lindahl discussed the guidebook findings including how post- recession housing is
smaller and denser, detached townhomes and villa homes are increasing in popularity for
developers and homebuyers, and lots as small at 6,000 square feet and 45- or 50 -foot lot widths
are common. City Planner Lindahl examined the tools for regulating development the City can
utilize, including the review of the zoning district standards which are the framework, the City design
standards, and PUDs to give the developer and City a negotiated zoning district, and reviewed how
each of these components work together. City Planner Lindahl outlined the residential development
densities by year in Corcoran with the current RSF -2 single family residential district standards.
Council discussed the definition of net acre units of land. City Planner Lindahl discussed the zoning
standards in the metro region versus Corcoran's RSF -2 zoning standards, and reviewed examples
of different setbacks and separation between homes of 10, 14 and 16 feet. Corcoran's RSF -2
requires 15 feet separation between residential structures. City Planner Lindahl discussed
challenges in the current standards regarding garages and size of lot and home width. City Planner
Lindahl discussed the tradeoff for PUD flexibility has been infrastructure improvements or other City
priorities such as paved roads. City Planner Lindahl indicated a discussion of the City's priorities in
negotiating PUD's would be helpful to staff in moving forward with future developments. Council
discussed how the City can balance zone district standards with design standards to accommodate
the low- density, urban single - family development. Council discussed how to determine how much of
the design standard is subjective and how are design standards codified. Council focused
discussion on garage and architectural standards and concerns with garage forward design, and
tunnel -like front entrances where the door appears sunken into home. Council discussed a design
option that includes a porch that highlights the front entrance and extends to the garage. Council
continued discussion on 15 -foot minimum separation standard between structures. Council talked
about narrow houses on smaller lot width sizes and pushed forward garages. Council discussed
multi -unit housing with single family housing and how combined unit developments would be
positive for the community. Council conveyed a fire safety concern of homes being close together.
Council expressed concern over parking space in driveways, and snow removal during the winter,
and how that will complicate driveway and road access, with limited parking. Conversation included
development transitions from rural residential areas into high- density neighborhoods could be more
structured and aesthetically desirable. Council questioned the driveway size which does not allow
for a truck and trailer to park in the driveway. Council discussed the density requirement by the Met
Council in relation to land in Corcoran and smaller lot sizes. Council considered land costs in
Corcoran and how the City could be impacted by larger lot sizes. City Planner Lindahl shared a
market perspective reflecting on buyer demand and fewer local builders and more national builders,
and larger lot sizes may slow development. Council discussed Corcoran's vision regarding the
ruralness of Corcoran and residential developments. Council reflected on moving to larger lot sizes,
with higher architectural elements, and the impact of continued development in Corcoran. Council
discussed a neighborhood in Robbinsdale, and how Council should be cognizant of how
neiahborhoods aae regardina materials used by the developer during construction of the
neighborhood. Council described housing in the Rockford Area School District and how high
standard housing will impact the school district, and the need for Council to consider the community
aspect of higher standard housing. Mayor Thomas invited members of the Planning Commission to
provide feedback. Commissioner Jacobs spoke on PUD developments, wanting to understand what
the City is willing to give away, while standing firm on the lot width standards. Commissioner Wu
spoke regarding the lot width and narrowing the lot makes the garage more prominent, the appeal
of old neighborhoods with different materials is that you don't notice the garage doors.
Commissioner Dickman discussed the garage fagade, concerns with lot size, and the ability to fit a
3 -car garage on lots. Planning Commissioner Dickman asked what unit density number
encompasses. City Planner Lindahl noted the City needs to be at 3 -5 units per net acre within the
low- density residential land use category and the City is currently meeting that ratio with the high -
density housing included in the 2040 Comprehensive Plan. City Administrator Martens observed
consensus was reached on the separation of units remaining at 15 feet, along with consideration of
PUD flexibility on the percentage of garage fagade if other architectural elements are included on
the home, with the maximum percentage to be determined. City Planner Lindahl noted there is
nothing in City code that prohibits how far a garage can protrude from the home, and when staff
receive developer requests of this nature, staff can reiterate the architectural component will need
to have substantial impact, to allow larger garage fagade. Council discussed the possibility that
larger yard may be a higher demand in the future than a house with a smaller lot and the rural part
of Corcoran and may not follow market demands. Council discussed the process of PUD's and
having the request from applicant geared to ordinances, setbacks, and standards going forward.
3. Adjournment
MOTION: made by Bottema, seconded by Schultz to adjourn.
Voting Aye: Thomas, Bottema, Dejewski, Keefe, and Schultz
(Motion carried 5:0)
Meeting adjourned at 6 :51 pm.
Mich Ile Friedrich — Deputy Clerk
0,