Developer now proposing 437 homes in Corcoran

This is a concept drawing for Corcoran’s first ever municipal serviced residential development, the Lennar site in the city’s southeast corner. The main access to the site would be from Gleason Road, connecting from County Rd. 101 on the east to County Rd. 116/66th Avenue on the west. A secondary access is proposed on the south of Hackamore Lane.

This is a concept drawing for Corcoran’s first ever municipal serviced residential development, the Lennar site in the city’s southeast corner. The main access to the site would be from Gleason Road, connecting from County Rd. 101 on the east to County Rd. 116/66th Avenue on the west. A secondary access is proposed on the south of Hackamore Lane.

The Corcoran City Council reviewed the sketch plan for Lennar Development’s residential site that now proposes 437 single-family homes on 212.59 net acres.

The council also reviewed issues pertaining to the upcoming sewer financial management planning study workshop, and took action on other issues.

DEVELOPMENT

The council reviewed the planned unit development (PUD) sketch plan and Environmental Assessment Worksheet (EAW). City planner Kendra Lindahl said the EAW is tentatively scheduled to be reviewed and ordered for distribution and comment at the council’s July 25 meeting.

“Following completion of the EAW, the applicant could request approval of preliminary plat and PUD preliminary development plan, and finally a final plat, PUD final development plan and rezoning to PUD,” Lindahl said in her memorandum to the council.

Lindahl said Lennar submitted the sketch plan and request to initiate an EAW for approximately 437 homes. Developments of this size are required to have environmental review.

“The EAW materials are still incomplete but will likely be scheduled for the July 25 council meeting,” she said.

Both the planning commission and park board reviewed the sketch plan, and each was supportive. The property is zoned single-family residential rural residential and is low density residential, which is planned to be developed at three to five units per acre.

The sketch plan shows residential lots in three sizes: 60-foot wide lots, 65-foot wide lots and 70-foot lots. All of the homes in the development will be single-family detached homes.

Lindahl said one specific area of interest is the proposed “NextGen Homes” that Lennar is proposing as an option, which is a single-family home with an accessory dwelling unit. “Lennar has indicated that less than 20 percent of the homes in a neighborhood typically chose this option, but allow a lifecycle housing opportunity,” she said.

The main access to the site would be from Gleason Road, connecting from County Rd. 101 on the east to County Rd. 116/66th Avenue on the west. A secondary access is proposed on the south of Hackamore Lane. Lindahl said the north end of Hunter Lane is stubbed to this property and should be extended to connect with thew east-west parkway (Gleason Road).

Lennar is also proposing dedication of land in the northwest development as a public park, and is also proposing a private park in the center of the site and a number of on- and off-road trails. Under the current ordinance, park dedication is required at 10 percent of the net land area.

“In this case the sketch plan shows 212.59 net acres, which would require park dedication of 21.259 acres,” or 10 percent of the net land area, Lindahl said.

Mayor Ken Guenthner and the city council talked extensively about area, housing density, Metropolitan Council standards and what the development would look like. A Lennar representative was also at the meeting, and the council is trying to get Lennar’s picture of what it wants to see at the site, and balancing that with what the council wants, and hoping to meet somewhere in the middle with design.

Lindahl said the next steps are for the council to review the EAW July 25.

“If the council finds that the EAW is complete, they will order it complete for distribution and comment,” Lindahl said. “Following the EAW process, the applicant may request approval of a PUD, rezoning to PUD and plat.”

Lastly, she said the applicant would consider the comments from the council when it prepares formal submittal for the preliminary plat and PUD development plan approval.

 

WATER/SEWER

STUDY

In other news, the council was updated regarding the water and sanitary sewer financial management planning study.

The council has set a workshop for Saturday, July 13, specifically to address this study.

Financial consultant Tammy Omdal wrote to the council that information to be presented July 13 includes: draft policy for municipal water and utility services; preliminary updated financial plan for the water and sewer fund; and preliminary schedule of fees and charges for water and sewer system.

Omdal said the scope for sewer and water projects includes direction on including the downtown area. “Does the council want to proceed with concept of charging and/or assessing benefiting downtown property owners for a portion of the cost of these improvements?” she questioned.

Other projects include: Lennar residential site (what costs will be paid by the city and developer?); Policy on debt city would be willing to assume; Does the city want to force property owners to connect to sewer and water when available to a property?; Annual fees and charges schedule; and monthly or quarterly billing cycle for utility customers.

Omdahl said discussion about utility charges and fees would include: Support of charging customers a base fee to cover administrative costs; Tier approach for charging water usage; Proposed usage fee for sewer locking in rate based on winter month reading; Separate set of fees for irrigation meters; Charging for connection when property owners connect at time of building permit; and trunk line availability charge.

In other action, the council:

DISCUSSED concerns of alcoholic trash (such as beer cans) being left at city parks by adult ballplayers and involving city staff time in cleanup. Staff will communicate with the Jaycees Club manager who manages the softball league.

REVIEWED architectural and mechanical plans for the proposed Maple Hill Community Center. City administrator Dan Donahue will communicate with Hennepin County on a request for proposal to bid the project, then the city can move forward based on the architect’s drawings.

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