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Home My WebLink About2021-04-01 Planning Commission Agenda PacketCITY OF CORCORAN Corcoran Planning Commission Agenda April 1, 2021 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum 5.Minutes a.Minutes – March 4, 2021* 6.New Business - Public Comment Opportunity a.Public Hearing. Rezoning, Preliminary PUD Development Plan and Preliminary Plat for “Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (city file 20-047) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation b.Public Hearing. Preliminary Plat and Variance Application for “Franzen Estates” on the property located at 23020 Strehler Road (PID 17-119-23-32-0003) (city file no. 20-049) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation c.Public Hearing. Site Plan, Conditional Use Permit and Variance for a new NAPA building on the property located at 19905 75th Avenue North (PID 26-119-23-11-0040) (city file no. 21-004) (continued from March 4, 2021 meeting) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation d.Public Hearing. Conditional Use Permit and Site Plan for T Scherber Demolition and Excavating on the property located at 23240 County Road 30 (PID 07-119-23-13-0003) (city file no. 21-007) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation e.Variance request for Krominga property located at 6433 Bluestem Circle (PID 36-119-23-42-0032) (city file no. 21-010) i.Staff Report ii.Commission Discussion & Recommendation Meeting Held Via Telephone/Other Electronic Means Call-in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 858 2117 9947 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: Join Zoom Meeting https://us02web.zoom.us/j/85821179947 OR visit http://www.zoom.us and enter Meeting ID: 858 2117 9947 Participants can utilize the Raise Hand function to be recognized to speak during the Public Comment sections in the meeting. Participant video feeds will be muted. For more information on options to provide public comment visit:co www.corcoranmn.gov *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 7. Reports/Information a.Planning Project Update* b.City Council Report* – Council Liaison Nichols c.Other Business 8.Commissioner Liaison Calendar City Council Meetings 4/8/21 4/22/21 5/13/21 05/27/21 06/10/21 06/24/21 Jacobs Shoulak Vehrenkamp Wu Jacobs Shoulak 9. Adjournment Agenda Item: 5a. CITY OF CORCORAN Corcoran Planning Commission Minutes March 4, 2021 - 7:00 pm The Corcoran Planning Commission met on March 4, 2021, in Corcoran, Minnesota. Pursuant to Minnesota State Statute 13D.021 and due to the COVID-19 pandemic, the Planning Commission meeting was held remotely through electronic means using the audio and video conferencing platform Zoom. Present via telephonic or other electronic means were: Chair Jacobs, Commissioner Wu, Commissioner Shoulak, and Commissioner Vehrenkamp. Also present via telephonic or other electronic means were: City Planner Lindahl, Planner Davis, and Council Liaison Nichols. 1. Call to Order/Roll Call Chair Jacobs called the meeting to order at 7:00pm. 2. Pledge of Allegiance 3. Agenda Approval Motion made by Shoulak, seconded by Vehrenkamp, to approve the agenda as presented. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). 4. Open Forum (none) 5. Minutes a. Minutes – February 18, 2021 Motion made by Vehrenkamp, seconded by Jacobs, to approve the minutes. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). 6. New Business – Public Comment Opportunity a. TABLE TO THE APRIL 1ST MEETING – Site Plan, Conditional Use Permit and Variance for a new NAPA building on the Property located at 19905 75th Avenue North (PID 26- 119-23-11-0040) (city file no. 21-004). Motion Vehrenkamp, seconded by Shoulak, to table the Site Plan, Conditional Use Permit and Variance for a new NAPA building on the Property located at 19905 75th Avenue North until the April 1st, 2021 meeting. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). b. Final Planned Unit Development (PUD) for “Tavera” (city file no. 20-042) i. Staff Report – Planner Lindahl presented her staff report. ii. Commission Discussion & Recommendation – Commission discussion included: the number of homes in the Final PUD as compared to the Preliminary PUD; grading and the resulting stockpile; street naming; planned tree preservation enforcement; parks and trails; potential utility/landscaping conflicts; enforcement of home design standards and lot layout,. Motion made by Vehrenkamp, seconded by Wu, to recommend approval of the Final Planned Unit Development for “Tavera.” Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). c. Public Hearing. Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (city file no. 20-047). i. Staff Report – Planner Lindahl presented her staff report. Applicant representatives, Beth Hustad and Alex Hall, also made a presentation of their proposal to the Commission. ii. Open Public Hearing – Chair Jacobs opened the public hearing. Steve Mueller, 7474 Fur Lane, stated concerns, including: rezoning to allow more units, a 4-story structure within the shoreland overlay, rental apartments, and the trail relocation. He suggested the development remain single homes or two-story townhomes. Lynn Alberts, 7490 Fur Lane, referenced a letter he submitted to the Commission and discussed: the zoning of the parcel at the time he purchased his property; the parcel is shown as RSF-3 on the official zoning map for Corcoran; the need for a daycare and memory care; preservation of natural resources; impact to the entrance of Bass Lake Crossing; the density of the proposal; the appeal of having the proposal as the entrance to Corcoran. Lori Bolin, 19336 75th Avenue, stated her concerns regarding traffic on Bass Lake Rd. Michael Schommer, the landowner who lives in Brooklyn Park, stated his support for the development and the applicant’s efforts to work with the community. Gerry Tucker, 7402 Fur Lane, stated his ambivalence regarding the location of the trail but had concerns, including: whether this was the right kind of development, the builder if it is not M&I Homes, the impact to his property, and the potential for shared costs for the shared access intersection. Sue Zappa, 7482 Fur Lane, had a question about the chain link fence / gate along one of the trails in the development, and whether the fire department can accommodate the proposed density. Ron Nelson, 7451 Hickory Lane, stated concerns with the trail, requested height, and the property values if the co-op units are worth less than surrounding properties. iii. Close Hearing Motion made by Vehrenkamp, seconded by Wu, to close the public hearing. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). iv. Commission Discussion & Recommendation – The Commission clarified questions and concerns from the public, including: rezoning to a PUD rather than commercial, traffic and road improvements on Bass Lake Rd, the purpose of the gate near Applewood Pointe, the capacity of the Fire Department, property values, benefits of senior homeowners moving from single family homes into a senior community, working within the shoreland overlay, the potential builder, and the visual impact. Additional discussion included the height of the buildings, the intent of shoreland overlay height restrictions, the demand for childcare, the need to rezone to a PUD, the amount of impervious surface, suitability of the site, lack of open land, appeal of the senior communal living, and parking. The Commission considered previous iterations of the proposal, the existing public off-road trail easement, treatment of designated significant natural resource areas, proposed deforestation, topographic changes, and alignment of access points. The Commission questioned the value of the benefits the City will receive in return for the requested flexibility, the high density, and the desire to have the gateway to the City reflect the rural character of the City. Motion made by Wu, seconded by Vehrenkamp, to recommend denial of the Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook Lake Highlands” at 19220 County Road 10. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). d. Public Hearing. Interim Use Permit for a Conditional Home Occupation License and Conditional Use Permit for building height for a Detail Shop at 23405 CR 30 (PID 07-119- 23-42-0003) (city file no. 21-003). i. Staff Report – Planner Lindahl presented her staff report. ii. Open Public Hearing – Chair Jacobs opened the public hearing. iii. Close Hearing Motion made by Jacobs, seconded by Vehrenkamp, to close the public hearing. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). iv. Commission Discussion & Recommendation – The Commission discussed verbiage corrections in the resolution, sound levels, water use and drainage, heating, the lack of employees, height limitations in the zoning district, the gravel surface placement on the landscaping plan, parking, and screening. Motion made by Shoulak, seconded by Vehrenkamp, to recommend approval of the Interim Use Permit for a Conditional Home Occupation License and Conditional Use Permit for building height for a Detail Shop at 23405 CR 30 with the following modifications: 1. Condition #4 modified to include “adjacent to the new garage” at the end of the first sentence. 2. A requirement that the gravel driveway must connect to the overhead door of the garage. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). 7. Reports/Information a. Planning Project Update – Planner Lindahl updated the Commission on potential applications to be reviewed in April including the NAPA application and a variance request for a porch and deck for a home in Ravinia. b. City Council Report – Council Liaison Nichols updated the Commission on Council activities, including: the request to table the Wright-Hennepin substation application while the applicant re-evaluates their proposal; the denial of the Kariniemi variance; review of a concept plan for Scherber commercial storage; residential ordinance updates; the approval of Meredith Wu’s 2nd term; the intent to complete a resolution honoring Commissioner Dickman; and reappointments in the Parks & Trails Commission. Planner Lindahl added there will be a joint work session with City Council and the Planning Commission on April 22nd at 5:30 pm to discuss the residential ordinance update. c. Other Business – Chair Jacobs stated the 2021 Planning Commission work plan will be presented to City Council on March 11. 8. Commissioner Liaison Calendar City Council Meetings 02/25/21 03/11/21 03/25/21 04/08/21 04/22/21 05/13/21 Shoulak Vehrenkamp Wu Jacobs Shoulak Vehrenkamp 9. Adjournment Motion made by Jacobs, seconded by Shoulak, to adjourn the March 4, 2021 Planning Commission meeting. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). Meeting adjourned at 11:10 pm. Submitted by Natalie Davis Planner 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform® 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 24, 2021 for the April 1, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (City File 20-047) REVIEW DEADLINE: May 5, 2021 1.Description of Request The applicant is requesting approval of “Cook Lake Highlands”. The project includes a mix of single- family villas, a senior co-op, a memory care facility and a daycare/young education facility. The phasing plan shows development in a single phase. This plan is revised from the plan reviewed at the March 4th Planning Commission meeting and the public hearing has been noticed again. 2.Parks and Trails Commission Review The Parks and Trails Commission reviewed the item on February 18, 2021 and recommended 4-1 (Anderson nay) that the existing off-road trail built with “Bass Lake Crossing” not be realigned with this development and that the park dedication be cash-in-lieu consistent with staff’s recommendation. 3.Planning Commission Review The Planning Commission reviewed the item on March 4, 2021 and recommended 4-0 to deny the project. Since the Planning Commission review, the developer has submitted revised plans which removes the apartment building, includes an additional 8 single-family villas, moves the large stormwater to the previous apartment location and shows the retention of the existing Bass Lake Crossing trail in the northwest corner of the site with an extension within this site. The revisions to the plan have been incorporated into the staff report. 4.Context Zoning and Land Use The property is guided Mixed Residential and zoned RMF-2 Mixed Residential. The property is in the 2020-2025 phase of the 2040 Staging Plan and municipal services are available Agenda Item: 6a. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 2 April 1, 2021 Surrounding Properties There is an exception parcel in the northern portion of the site that is owned by the Metropolitan Council for a lift station with an easement access over the eastern portion of the site. This property is guided Public/Semi-Public and zoned P-I Public/Institutional. The property to the north is guided Low Density Residential and zoned RSF-2 Single Family Residential. The property to the west is developed as a single-family residential subdivision “Bass Lake Crossing”. The property to the east is located in Maple Grove and is currently going through the review process to be developed as a single-family residential subdivision. The property to the south is guided Mixed Use and zoned PUD Planned Unit Development. It is currently Lions Park. Natural Characteristics of the Site There is a large wetland on the northern portion of the site. Cook Lake is located northeast of the site and imposes Shoreland restrictions on this site. The Natural Resource Inventory map identifies a high-quality maple/basswood natural community and a rare species occurrence on the site. There are areas of FEMA floodplain in the northern portion of the site. 4. Analysis of Request A. Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. B. Consistency with Ordinance Standards Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 3 April 1, 2021 Rezoning The property in this proposed development is zoned Mixed Residential (RMF-2). The applicant is requesting that the properties be rezoned to Planned Unit Development (PUD). The rezoning would be consistent with the future medium density land use designation, which requires development at 5- 8 units per net acre. The project includes a mix of single-family villa, a senior co-op, a memory care facility and a daycare/young education facility. All of these uses are permitted in the RMF-2 zoning district, except the memory care facility which is considered a nursing home in the current ordinance and only permitted in commercial districts. However, since it is a facility where people will live, staff finds that it could be considered an appropriate use in a residential PUD. The Zoning Ordinance has established a PUD zoning district with the purpose of promoting a creative and efficient use of land by providing design flexibility in the development of residential neighborhoods and/or nonresidential areas that would not be possible under a conventional zoning district. In this case, the developer is requesting PUD flexibility as outlined below. The project is requesting PUD flexibility for: 1. Flexibility from the shoreland standards to reduce the minimum lot size and width for the villa home lots. 2. Flexibility from the shoreland and RMF-2 district standards to reduce the side yard setback for the villa home lots. 3. Flexibility from the shoreland and RMF-2 district standards to increase the maximum building height for the senior co-op. 4. Flexibility from the shoreland standards to increase the maximum impervious coverage for the site. 5. Flexibility from the parking standards to reduce the parking stall length for the site. 6. Flexibility from the fence standards to have a taller fence than allowed within the required front yard setback. In exchange for this flexibility, the applicant will: a. Provide additional landscaping beyond the ordinance requirements a. The plans show 206 trees and 598 shrubs where 188 trees and 112 shrubs are required b. Provide additional right-of-way (ROW) for County Road 10 future improvements a. Additional 20 feet is being dedicated as ROW. c. Dedicate a lot in the development for a City booster station. d. Dedication of 9.61 gross acres of park. e. Provide easements for City and Metropolitan Council utilities and access. f. Provides a mix of uses that would not otherwise be possible under standard zoning. The PUD flexibility and the detailed development plan is discussed in the PUD Development Plan section of this report. The City must review this request for compliance with the PUD standards as follows: Cook Lake Highlands RZ, PP and PUD (city file 20-047) 4 April 1, 2021 1. The planned development is not in conflict with the Comprehensive Plan. The planned unit development uses are not in conflict with the Comprehensive Plan. However, the proposed pre-development net density is 5.3 units per acre. The Comprehensive Plan notes that the City calculates net density (gross land area - wetlands and land below the 100-year OHWL) to ensure compliance with the Comprehensive Plan goals. This is the calculation that the City has used for other development reviews in Corcoran. The net density is not consistent with the 8-10 units per acre that is expected in the Mixed Residential land use classification. If approval is received from City Council, the applicant should submit a comprehensive plan amendment application immediately following the meeting to reguide the property from Mixed Residential to Medium Density Residential which allows development density at 5-8 units per acre. These density calculations are based on the entire site. While only the units in the villas and co- op are considered dwelling units for the purpose of calculating density, the entire site is calculated for net land area. Staff believes that the applicant accurately calculated density based on the definition in the Zoning Ordinance: DENSITY, NET (PRE-DEVELOPMENT): The number of housing units divided by the net residential acreage (gross land area minus wetlands and areas below the 100-year ordinary high water elevation). For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. However, staff notes that this development results in an estimated post-development net density of 7.3 units per acre. It is not possible to calculate the post development net density until the final plans are approved because this formula also deducts wetland buffers, stormwater ponds and other areas protected by easements; therefore, this is not the number cities use to calculate density at this stage. However, that is the number that will be provided to the Metropolitan Council as part of the plat monitoring program which is a tool to ensure that cities are meeting their density goals. The plan incorporates the trail and street connections anticipated within the site and preserves significant portions of the existing natural resources on site. 2. The planned development is not in conflict with the intent of the underlying zoning district. The planned development of a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot assisted living and memory care facility is consistent with the intent of the RMF-2 district and the Comprehensive Plan goals to provide a variety of housing options. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the building height, provide a mix of lot sizes and reduced setbacks for this development at a density consistent with the Comprehensive Plan. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 5 April 1, 2021 3. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide additional landscaping, an increased ROW for County Road 10, land for a future booster station, public easements beyond what would typically be required, a mix of land uses that might not otherwise be possible and the opportunity for a “Welcome to Corcoran” sign. The PUD allows the developer to request flexibility from the performance standards in the ordinance in exchange for a better development than might otherwise be expected. The Planning Commission could find that the PUD flexibility requested by the developer results in deviations from the applicable provisions of the Zoning Ordinance that are not off-set by the PUD benefits proposed by the applicant and, therefore, are in conflict with the appliable provisions of the ordinance. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible without dependence upon any other subsequent phase. The project will be completed in a single phase. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails and sidewalks along with some private trails. The development includes the construction of all public infrastructure needed to serve this site at the developer’s expense. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The planned development is a mixed residential development which transitions from single family to a multi-story residential structure located on the furthest portion of the site and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. However, the Planning Commission could find that the height of the building, the density of the project and the overall massing is out of character with the surrounding land uses and would have an undue impact on the reasonable enjoyment of the neighborhood. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 6 April 1, 2021 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations The PUD would provide quality building design, install and provide streets, utilities and public facilities that may not otherwise be installed. The development will meet the City’s density goals while preserving high quality natural resources, providing trails, a park and quality architecture. The Zoning Ordinance states that “the rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan.” Preliminary PUD Development Plan The entire project will be built in a single phase includes: • 20 single family homes • 102 senior co-op units • Daycare • Assisted living and memory care facility The market rate apartment that was included in the previous version of this plan has been eliminated. Shoreland Overlay District The property includes a shoreland overlay district from Cook Lake located to the northeast of the property. Cook Lake is a Natural Environment Lake and the standards that apply for this lake classification are in Section 1050.020 of the City Code. The lot area, lot width and building height standards have been included in the table shown below. The shoreland overlay district extends 1,000 feet from the ordinary high water level (OHWL) of the lake and encompasses most of this site. Natural Environment Lakes have additional setback standards which are measured from the OHWL. A Natural Environment Lake requires a 150-foot setback for all structures. The proposed location of all structures meets this standard. Lots within the shoreland overlay district is limited to a maximum impervious surface coverage limit of 25%. The applicant is requesting flexibility to calculate the impervious surface area of the entire site rather than individuals and to exceed the maximum impervious surface limit with a total of 38.8% impervious surface for the entire site. Individual sites range from 26.65% to 58.5% impervious surface coverage. The underlying zoning district does not have an impervious surface limit. The shoreland overlay district also includes standards for buffers to be established adjacent to the OHWL of the lake. In this case, there is a wetland located adjacent to the lake that extends towards Cook Lake Highlands RZ, PP and PUD (city file 20-047) 7 April 1, 2021 the property and will establish its own buffers. These wetland buffers are discussed further in a later section of the report. Lot Dimensions and Setbacks The development is being reviewed against the RMF-2 district standards and the Shoreland Overlay district standards. The applicant is requesting some flexibility from the lot size, lot width and side yard setbacks standards for the single-family villas and the building height for both multi-family buildings as follows (shown in red): RMF-2 District Standards Shoreland Overlay Standards Proposed PUD Standards Single Family Apartment All uses Single Family Villas Senior Co-op Daycare Memory Care Minimum Lot Area 6,000 sq. ft. 1 acre 20,000 sq. ft. 6,750 sq. ft. 4.47 acres 1.88 acres 2.14 acres Minimum lot width 60 feet 100 feet 125 feet 50 feet <125 feet <125 feet <125 feet Front, From Major Roadways* 100 feet 100 feet N/A N/A N/A 100 feet (60 feet with landscaping) 100 feet (60 feet with landscaping) Front, From all other streets 25 feet 25 feet N/A 25 feet 25 feet 25 feet 25 feet Side 10 feet 30 feet N/A 5 feet 30 feet 30 feet 30 feet Rear 25 feet 25 feet N/A 30 feet 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 25 feet 35 feet 55 feet 22 feet ~23 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Internal: 20 feet between attached or multi-family principal structures separated by common area. Staff notes that the smaller lots are consistent with the lot area/width for other developments in the City. The City did approve a similar lot area/width in the Ravinia and Bass Lake Crossing developments. However, Lots 10-12 do not meet the minimum 50-foot lot width. The 50-foot minimum has been measured in similar PUDs at the front setback line. Meeting the 50-foot minimum lot width will result in at least one lot being removed. The applicant is requesting that the maximum building height be increased to allow a 55-foot 4-story senior co-op. The building height for this structure exceeds the allowed building height for the zoning district and the shoreland overlay. The City has approved building height flexibility from the shoreland standards for Rush Creek Reserve. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 8 April 1, 2021 The developer is requesting side yard setback flexibility to allow a minimum of 10 feet between buildings. The previous Council has discussed the single-family district standards at a July 25, 2019 work session and the consensus was to maintain a minimum of 15 feet between buildings. However, staff notes that the Bass Lake Crossing development does have the smaller setbacks requested by the applicant. Staff recommends that the 15 feet separation be maintained, but the Planning Commission could find that a smaller setback similar to the adjacent neighborhood is appropriate and modify the approving resolution. Fences The applicant is proposing a fence on the daycare lot to the east of the principal structure. The fence is proposed to be six-foot-tall ornamental fence which will enclose a recreation area for the daycare. The northeast corner of the fence and the south portion of the fence are located within the required front yard setback for the principal structure. The ordinance requires all fences over four feet high to meet the front yard setback requirements. Staff does not support the request for PUD flexibility in the front yard on the northeast corner where traffic visibility would be reduced by the fence and recommends that the fence be reconfigured to comply with the setback requirements in this area. Retaining Walls The applicant is proposing a number of retaining walls to achieve the desired grading on the site. Several retaining walls have been removed from the previous version, but there are still a number of retaining walls on site with the largest at a height of 9 feet. Engineering will need to review certified designs for all the walls that exceed four feet in height. Utilities The City Engineer’s memo provides detailed utility comments. This project will extend municipal sewer and water through the site. The City ordinance requires developers to stub sanitary sewer, water and streets to the property line, which means development of this infrastructure makes development possible for adjacent properties. The developer is proposing to dedicate a 0.30-acre parcel, shown as Lot 3, Block 2 on the eastern boundary of the plat, to allow for construction of a City owned, operated and maintained booster station. The booster station is needed for continued and expanding water service to the residents of the City. Staff views the dedication of this land for a booster station as a PUD benefit. Transportation The plan shows a 60-foot right-of-way with a 30-foot street section for 74th Avenue and the new cul- de-sac street. A 26-foot private drive is proposed to serve the senior co-op. Improvements are proposed to the intersection of 74th Avenue and County Road 10 including a dedicated eastbound left turn lane and westbound right turn lane on County Road 10. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 9 April 1, 2021 Additionally, a 20-foot fire lane is proposed which wraps around the north and east sides of the senior co-op building. The eastern portion of the fire lane is located within an existing Metropolitan Council access easement. The applicant has been working with the Metropolitan Council to revise the existing easement to include new language allowing joint access through the area. A condition has been included in the draft resolution that the city will require a letter from the Metropolitan Council agreeing to the easement changes. The access provided for the daycare and memory care uses is proposed to be a shared access on the daycare lot. A shared access and maintenance easement agreement will be required with a final plat application and has been included as a condition of approval. Additionally, the private drive and shared access are not aligned to create a safer intersection. Staff encourages aligning the access points for shared access and the private drive to provide a safer intersection for both entrances. The offset access points increase the potential for conflicts for vehicles and pedestrians. However, with the apartment building removed and the reduced traffic from the northern access, if the developer cannot accommodate the aligned accesses then they will need to work with city staff to include a safe pedestrian crossing as an alternative. We have not included this as a condition in the draft resolution The City Engineer’s memo provides more detailed transportation comments. The draft resolutions require compliance with the engineer’s memo. Parking The parking standards in Section 1060.060 Subd. 4 require parking areas to be setback 10 feet from all side and rear lot lines and to be setback equal to the principal structure for the front lot line. The parking areas comply with this standard with the exception of the parking area located south of the building on the daycare lot. The parking area is required to be setback 100 feet or 25 feet with additional landscaping provided as outlined in Section 1060.070, Subd. L. The applicant is proposing to have the parking area setback 50 feet from the southern lot line. Staff supports a reduction in the required parking setback with the condition that additional landscaping is provided to meet the requirement. All the lots are shown with 90-degree parking stalls. The dimensional requirements require a minimum stall depth of 18 feet 6 inches. The applicant is seeking flexibility to provide all parking stalls with a minimum depth of 18 feet. The Zoning Ordinance requires two parking spaces per residential unit for single family. The single- family villa homes can meet their parking requirements with the attached garage and driveway. All driveways in front of garages must be a minimum of 22 feet long to allow a vehicle to park in front of the garage without conflicting with sidewalks and streets. Additionally, on-street parking will be allowed on one side of the 28-foot wide public street. The Zoning Ordinance requires 1.5 parking stalls per residential unit for senior housing. The senior co-op building contains 102 units and will be required to have 153 parking stalls. The senior co-op is proposing to provide 121 garage parking stalls and 75 surface parking stalls, with a total of 196 parking stalls being provided. This complies. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 10 April 1, 2021 The Zoning Ordinance does not specify the number of parking spaces required for a daycare use. As such, planning staff is directed to use the most similar use from the parking requirements or to consult reference materials to determine an appropriate parking requirement for the use. Based on staff’s research we recommend that the daycare provide one space for each employee plus one space for every six individuals of licensed capacity. The daycare is proposing to provide 43 surface parking stalls. The number of employees and the licensed capacity for the building has not been provided so it unclear at this time if the parking requirements have been met. The Zoning Ordinance does not specify the number of parking spaces required for a memory care/assisted living use. As such, planning staff is directed to use the most similar use from the parking requirements or to consult reference materials to determine an appropriate parking requirement for the use. Staff recommends that the memory care/assisted living provide four spaces plus one for each 3 beds offered. The memory care/assisted living is proposing to provide 19 surface parking stalls. The number of beds offered has not been provided so staff is unable to determine if the parking requirements have been met. Use Parking Requirement Required Parking Surface Parking Underground Parking Total Parking Single-Family Villa 2 per unit 24 24 N/A 24 Senior Co-op 1.5 per unit 153 75 121 196 Daycare 1 per employee plus 1 per six individuals of capacity Unknown 43 N/A 43 Assisted Living/Memory Care 4 plus 1 per 3 beds Unknown 19 N/A 19 The number of parking stalls complies with ordinance requirements. Public Safety The public safety committee reviewed this request and provided comments related to public safety access. The memo is attached to this report and compliance is included as a condition of approval in the draft resolution. Stormwater The plans show a number of stormwater ponds on site to comply with City, Watershed and State requirements. Additional details are needed from the applicant to ensure compliance with regulations and manage drainage near adjacent properties during construction. Wetlands The wetland delineation was approved in 2020 and shows a large wetland in the northeastern section of the site and a smaller wetland in the southeast corner of the site. The applicant is Cook Lake Highlands RZ, PP and PUD (city file 20-047) 11 April 1, 2021 proposing wetland impacts to the wetlands identified in the delineation. The wetland mitigation plan must be approved prior to submittal of the final PUD. This has been included as a condition of approval. Section 1050.010 of the Zoning Ordinance establishes standards for the wetland overlay district. This includes establishment of wetland buffer strips with an average buffer width of 25 feet plus a 15-foot structure setback from the buffer. Wetland buffer signs are required to be installed at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge. The plans need to be revised to show the 15- foot structure setback from the buffer and to show wetland buffer monuments consistent with the ordinance standards. A wetland buffer planting and maintenance plan must be submitted for review and approval by the City. The 15-foot structure setback is reduced to 5 feet for roads and parking lots. Trails that serve an interpretive function are exempt from the setback requirement but must be located outside of the buffer. It appears that there is a conflict with the northwest corner of the road surrounding the senor co-op where is appears to encroach within the structure setback. The applicant should use wetland buffer averaging to provide the minimum width in this location and to provide additional width in areas with no conflicts. This will allow the fire lane to remain in the same location. Floodplain Section 1050.030 of the City Code establishes the floodplain standards and the Comprehensive Plan shows a floodplain area in the northeastern portion of the site generally in the area of Cook Lake and the large wetland. The FEMA floodplain boundary is shown on the preliminary plat. No impacts are proposed. Natural Resources The Comprehensive Plan includes a Natural Resource Inventory Areas map (Map 1-7) that shows a high-quality maple/basswood forest and a rare species occurrence and an Ecologically Significant Natural Areas map (Map 1-12) that shows a small mixed emergent marsh. The City does not have a tree preservation ordinance. However, the applicant did provide a tree preservation plan which shows 30% of the woodland areas on site being preserved. These trees are located within the high-quality maple/basswood forest identified on the Natural Resource Inventory Areas map. This is an increase from the 11% shown in the previous plan in response to concerns heard at the March 4th public hearing. Landscaping The applicant is required to provide one overstory tree for each dwelling unit for the single-family villas and senior co-op. For the non-residential uses including the daycare and memory care the applicant is required to provide one overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater and One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 12 April 1, 2021 The overstory trees may be substituted with understory or ornamental trees at a ratio of 3 to 1. The table below indicates the landscaping required for each site and the landscaping provided. The applicant should revise the landscape plan to indicate the correct number of plantings required and the correct number of plantings provided for each individual site and the overall landscape plan as the numbers are inconsistent and do not match. A setback reduction from 100 feet to 50 feet is requested as allowed by Section 1060 of the Zoning ordinance along the south lot line of the daycare and memory care, which allows the reduction by right if additional landscaping is provided. The ordinance requires 1 overstory deciduous tree, 1 overstory coniferous tree, 2 ornamental trees, and 10 understory shrubs per 100 ft. of the project site where the reduction is requested. This is in addition to the site landscaping required as shown above. This would require an additional 3 overstory deciduous trees, 3 overstory coniferous trees, 6 ornamental trees and 30 shrubs each for the daycare site and the memory care site. The plans need to be revised to show these additional buffer plantings. Building Design Standards The applicant has provided building renderings and elevations for the proposed structures. The City has adopted design standards as part of the Zoning Ordinance and guidelines as part of the Southeast District Plan and Design Guidelines. The developer will be required to show compliance with these standards or request PUD flexibility. The Southeast District guidelines are not included in this report as staff does not have enough information regarding the buildings to accurately evaluate the consistency of the structures with the guidelines; however is it worth noting that the buildings will need fit with the agrarian contemporary, farmhouse and arts and crafts prairie styles identified in the Southeast District Guidelines. This will be evaluated with the final PUD. The single-family villa renderings are sample products from M/I Homes and vary from 1,734 – 1,935 square feet and all include 2-car garages. All the single-family villas are subject to the following standards listed in Section 1040.040, Subd 8: A. Front Elevation: 1. Definition: i. For the purpose of this Section, front elevation shall be the elevation facing the front lot line on the street of the mailing address for the property when the property has more than one front lot line. 2. Materials used: i. The front elevation shall have material consisting of brick, stone, stucco, fiber cement board, redwood, cedar or other similar materials. A minimum of Use Trees Required Trees Provided Shrubs Required Shrubs Provided Single Family Villas 40 51 0 0 Senior Co-op 102 100 0 485 Daycare 22 26 43 48 Memory Care 24 29 69 65 Total 188 206 112 598 Cook Lake Highlands RZ, PP and PUD (city file 20-047) 13 April 1, 2021 two different materials is required, except that brick may be used on the entire elevation. ii. Vinyl siding is permitted when combined with the materials listed in Subd. 8.A.2.i of this Section. A minimum of 3 different variations in color, style and/or material is required. For example, if vinyl siding is used, the home shall have combination of each lap, shake or board and batten plus brick or stone. The percentage of each used material/style of materials used shall be shown on the plans. iii. Except for brick, stucco and/or natural or artificial stone, the front elevation shall have no more than 75% of one type of exterior finish. The percentage of materials used shall be shown on the plans. 3. Architectural Elements: i. The front elevation façade shall consist of doors, windows and variations of the wall face with the use of pilasters or columns, wainscots, canopies or other architectural elements. 4. Design: i. Front elevations shall be varied with a minimum of five different styles provided in the development. ii. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street-facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. C. Roof: 1. Roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. D. Other Elevations: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from a street or public park. Each elevation facing a street or public park should use a minimum of 2 different materials and/or styles compatible with the front elevation as described in this Section. All other elevations shall make a good faith effort to demonstrate that elements of the front elevation have been considered for incorporation on these elevations. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. The applicant provided renderings but did not provide elevations with materials percentages indicates and staff is unable to determine compliance with a majority of the ordinance standards. Cook Lake Highlands RZ, PP and PUD (city file 20-047) 14 April 1, 2021 The applicant indicated that they are only requesting flexibility from the side yard setbacks, do not require flexibility from the requirements in Section 1040.040, Subd 8 (B) and will comply with all other design standards. Staff has included a condition in the draft resolution that elevations with material percentages will be required with the Final PUD to ensure compliance with the code standards. The Applewood senior co-op building is 4-stories and has a building footprint of 49,846 square feet and is subject to the standards for apartments listed in Section 1040.070, Subd. 8 as follows: A. Unit Size: Floor Area: Five hundred (500) square foot minimum floor area for efficiency apartment units. Minimum eight hundred (800) square feet for a one-bedroom unit plus one hundred (100) square feet for each additional bedroom. Seven hundred (700) square foot minimum floor area for one-bedroom apartment dwelling units in retirement housing developments, plus one hundred (100) square feet for each additional bedroom. Garages, breezeways and porch floor spaces shall not be credited in determining the required floor area of units B. Parking: The design and maintenance of off street parking areas and the required number of parking spaces shall be in accordance with Section 1060.060 of this title. Private driveways for garages in townhouse developments shall be a minimum of twenty feet (20') in length to allow vehicle parking on the driveway. C. Trash Handling and Recycling: All trash, recyclable materials, and trash and recyclable materials handling equipment shall be stored within the principal structure, totally screened from public view by the principal building, or stored within an accessory structure constructed of building materials compatible with the principal structure, enclosed by a roof, and readily served through swinging doors. D. On Site Screening: All mechanical equipment, utility meters, storage and service areas and similar features shall be completely screened from the eye level view from adjacent properties and public streets, or designed to be compatible with the architectural treatment of the principal structure. E. Building Design and Materials-Multi-family (stacked): All buildings shall be designed to accomplish the goals and policies of the comprehensive plan. Building materials shall be attractive in appearance, durable, and of a quality which is both compatible with adjacent structures and consistent with the City's standards for the district in which it is located. All buildings shall be of good aesthetic and architectural quality, as demonstrated by the inclusion of elements such as accent materials, entrance and window treatments, contrasting colors, irregular building shapes and rooflines, or other architectural features in the overall architectural concept. a. Major exterior surfaces on all walls facing a public street, park or open space shall include a minimum of fifty percent (50%) of the combined area of all building facades of a structure shall contain following permitted major exterior materials: face brick (glazed or unglazed), clay faced tile, stone masonry (granite, limestone, marble, slate, sandstone, or quartzite). Cook Lake Highlands RZ, PP and PUD (city file 20-047) 15 April 1, 2021 2. Accent materials may include: finished texture stucco (cement or synthetic), natural or cultured stone, exterior finished wood siding (painted, stained, or weather sealed), exterior finished metal siding (factory finished), exterior finished vinyl siding or fiber cement siding in lap or panel design (color impregnated or painted). Panel seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can either be filled, covered with accent material or some other method to make seam lines invisible. Accenting materials and design shall be included on all facades. 3. All building and roofing materials shall meet current accepted industry standards, and tolerances, and shall be subject to review and approval by the City for quality, durability, and aesthetic appeal. The applicant shall submit to the City product samples, color building elevations, and associated drawings which illustrate the construction techniques to be used in the installation of such materials. 4. If complementary building styles, materials, and color schemes are proposed for a development, the developer shall submit to the City a plan showing the distribution of the styles, materials, and colors throughout the development. 5. All townhome designs shall comply with the standards in Section 1040, Subd. 9 (RMF-1 Design Requirements). F. Parking Lot Screening: 1. The light from automobile headlights and other sources shall be screened whenever it may be directed onto residential windows. 2. When required parking areas abut any residential district, the edge nearest the lot line shall be completely screened to a height of at least three and one- half feet (31/2') above the parking grade. Such screening shall either be constructed of durable building materials designed in harmony with the principal structure or accomplished through use of earth mounds and/or landscape materials as approved. 3. When the design of the site is such that parking occurs in the front yard, a minimum of ten feet (10') landscaped area shall be provided between parking and building, in addition to the required setbacks. G. Recreational Facilities: On site recreational facilities, such as swimming pools, tennis courts, play equipment, walking trails, gardens, and basketball courts, that are suitable for the projected population of the development shall be provided when the nearest public park is more than one-half (1/2) mile or across a thoroughfare or arterial roadway from the development. H. Common Areas. The following minimum requirements shall be observed in the RMF-3 district governing common areas: Cook Lake Highlands RZ, PP and PUD (city file 20-047) 16 April 1, 2021 1. Ownership: All common areas within an RMF-3 development not dedicated to the public including, but not limited to, open space, driveways, private drives, parking areas, play areas, etc., shall be owned in one of the following manners: a. Condominium ownership pursuant to Minnesota statutes 515A.1-106. b. Twinhome or townhome subdivision common areas shall be owned by the owners of each unit lot, with each owner of a unit having an equal and undivided interest in the common area. 2. Homeowners' Association: A homeowners' association shall be established for all townhome developments within the RMF district, subject to review and approval of the City attorney, and shall be responsible for all exterior building maintenance, approval of any exterior architectural modifications, landscaping, snow clearing and regular maintenance of private driveways and other areas owned in common when there is more than one individual property owner having interest within the development. Staff does not have enough information to determine compliance with these standards. The applicant provided a building rendering and elevation with a material table for the Applewood senior co-op which includes materials consistent with the ordinance standards. It appears that this building will comply with ordinance standards, however, no percentages were included so staff in unable to determine compliance with the standards. A condition has been included in the draft resolution to provide the additional information. The applicant provided colored building elevations for the daycare which show a combination of stone veneer, composite wood shake siding and prefinished metal coping in earth tone colors. No material percentages were provided with the building elevations. A condition has been included in the resolution for final architectural design with materials percentages to be included with the final PUD application. The applicant provided colored building elevation for the memory care which uses cultured sone veneer, LP lap siding and LP shake siding as building materials with earth tone and blue colors. No material percentages were provided with the building elevations. A condition has been included in the resolution for final architectural design with materials percentages to be included with the final PUD application. If the project is approved, staff would work with the applicant to ensure that the daycare and memory care architecture is revised as needed to comply with the purpose and intent of the ordinance. Lighting The applicant provided a photometric lighting plan which shows the proposed streetlight locations and illumination levels for the site. No lighting details were provided by the applicant. Street lighting will be provided by Wright Hennepin Electric. Cut sheets for the proposed street lighting shall be Cook Lake Highlands RZ, PP and PUD (city file 20-047) 17 April 1, 2021 provided to the City to ensure compliance with City standards. Streetlights are generally located on the sidewalk side of the street. Signage Chapter 84 of the City Code regulates signage. The applicant is showing signage in the following locations: • One monument sign on each side of the shared access for the daycare and memory care and one sign on the south side of each lot. • One monument sign on the east side of the private drive for the senior co-op Section 84.05 of the City Code allows two 32-square-foot signs at the primary entrance of a subdivision or medium and high-density apartments and one 16 square-foot sign at a secondary entrance. Non-residential uses (daycare and memory care) are allowed one 32-square-foot sign each with a maximum height of six feet. The applicant has provided examples of the sign design but has not designed the individual signs as of the date of the report and no PUD flexibility is requested. Staff recommends approval of the monument signs at the shared drive on the north and south of 74th Avenue and the gateway sign at the corner of County Road 10 and 74th Avenue. The gateway sign is no longer proposed as a PUD benefit. The ordinance requires signs to be set back 10 feet from the property line and outside the sight visibility triangle. The applicant must show compliance with these setback requirements when the building permit is requested. Trails and Sidewalks The plans will be sent to the April 15th Parks and Trails Commission to review the revised plans and provide a recommendation to the City Council. The 2040 Parks and Trails Plan map shows an off-road trail that runs along the western property line abutting the Bass Lake Crossing development and an on-road trail that runs along County Road 10. The on-road trail will be constructed when the improvements to County Road 10 are completed by Hennepin County. The off-road trail was constructed with the Bass Lake Crossing development and an easement was put in place for a portion of the trail on the Cook Lake property. The revised Cook Lake Highlands site plan preserves the trail in its existing location and will have it run through the backyard of the single-family villa lots. A connection to the trail from the cul-de-sac is not shown on the plans. The Cook Lake Highlands RZ, PP and PUD (city file 20-047) 18 April 1, 2021 applicant will need to revise plans to include a 20-foot easement with an 8-foot wide trail connecting to the existing trail. City policy is to require an 8-foot wide trail in a 20-foot easement for off-road trails and give credit for the area of off-road trails shown on the Comprehensive Plan. In this case the easement is already in place for the “Bass Lake Crossing” portion of the trail. Only newly dedicated easements would qualify for park dedication credit. A sidewalk is shown on the south side of 74th Avenue which continues until the intersection with the Maple Grove street connection. The sidewalk should continue south to County Road 10. The applicant is working with the City of Corcoran, the City of Maple Grove and the Metropolitan Council to provide a trail connection which crosses the boundary between the two cities near the booster station. Trails will be maintained by the City according to City trail policy and sidewalks will be maintained by building management or homeowners. Park Dedication Calculation The Comprehensive Plan does not indicate any parks in the area; however, the applicant is seeking to dedicate the area identified as Outlot C as a public park. Outlot C is 9.61 gross acres with 3.83 net acres qualifying for park dedication credit. The nearest planned parks are in the Town Center to the west. Typically, the City would only accept and give credit for parks that are shown on the Comprehensive Plan. Due to the timing of the meetings the Parks and Trails Commission has yet to review the public park dedication request. The Parks and Trails Commission recommendation will be presented to the City Council. If the park is taken as dedication a credit will be granted towards the park dedication costs. Under the current ordinance, park dedication of land is required at 28% of the net pre-development area for Mixed Residential land. Park dedication is only taken for newly created lots. The ordinance would require 5.98 acres of park dedication for the 21.34 acres being platted. Park dedication of land is required at 17% of the net pre-development area for medium density residential. Park dedication is only taken for newly created lots. The ordinance would require 3.63 acres of park dedication for the 21.34 acres being platted. Park dedication credits would be given for any trail easements taken for off road trails shown on the Comprehensive Plan. As noted above only the new trail easements for this plat would receive park dedication. Where no park land is shown on the Comprehensive Plan, the City should take cash-in-lieu of land. For residential developments, the current cash in lieu of land fee has been calculated based on the per capita share of park system costs at $4,628 per single family unit, $3,141 per multi family unit and $4,498 per commercial and industrial unit. Because no trail easements are being dedicated and Cook Lake Highlands RZ, PP and PUD (city file 20-047) 19 April 1, 2021 staff does not recommend this site for a park, the full cash-in lieu of land fee is required. The calculations below outline the park dedication fees for each use based on the current plan: 20 villas x $4,628 = $92,560 102 senior living x $3,141 = $320,382 1 memory care facility x $4,498 = $4,498 1 daycare facility x $4,498 = $4,498 TOTAL = $421,938 The final park dedication calculation will be based on final land area calculations and the fee schedule in place at the time of release of the final plat. The draft resolution continues to recommend cash-in-lieu of land for park dedication, but will be updated to reflect the Parks and Trails Commission recommendation after the April 15th meeting. Preliminary Plat The preliminary plat is for 24 lots and 5 outlots. The applicant has requested PUD flexibility from various requirements as noted earlier in the PUD section of the staff report. The approval conditions recommended in this staff report and draft resolutions will likely result in changes to the site plan layout. The site plan includes a ghost plat of the Ebert property located to the southwest to ensure that the proposed street stub will allow for a future extension. Conclusion The City has a high level of discretion in approving or denying a PUD. The Commission must find that that purpose and intent of the PUD as outlined in the ordinance have been met. This is a significant project that provides a mix of uses that are not currently available in the City and offers public infrastructure improvements and coordination that exceeds what would be found in a standard subdivision. Staff has drafted resolutions with conditions that would require changes we believe would be necessary to meet City standards. Site plan changes are needed to address the conditions and approval would be contingent upon approval of a reguiding from Mixed Residential to Medium Density Residential to be consistent with the reduced density. However, we have also prepared a resolution for denial if the Planning Commission believes that the purpose and intent of the PUD is still not met. 5. Recommendation The Planning Commission has two options: A. If the Commission finds that the intent of the PUD has been met, move to recommend approval of the following: i. Ordinance rezoning to PUD Cook Lake Highlands RZ, PP and PUD (city file 20-047) 20 April 1, 2021 ii. Resolution approving findings of fact for rezoning iii. Resolution approving preliminary PUD development plan iv. Resolution approving preliminary plat Or B. If the Commission finds that the intent of the PUD has not been met, move to recommend approval of the Resolution denying the request. Attachments 1. Ordinance rezoning to PUD 2. Resolution approving findings of fact for rezoning 3. Resolution approving preliminary PUD development plan 4. Resolution approving preliminary plat 5. Resolution denying the request 6. Site Location Map 7. Engineer’s Memo dated March 22, 2021 8. Public Safety memo dated January 13, 2021 9. Hennepin County memo dated February 5, 2021 10. Applicant’s Narrative dated March 24, 2021 11. Plan drawings dated March 15, 2021 12. Building and Elevation Drawings dated February 12, 2021 13. Public Comments Received 14. Additional materials received on March 25, 2021 City of Corcoran April xx, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-__ Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 19220 COUNTY ROAD 10 (PID 25-119-23-14- 0003) (CITY FILE 20-047) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from Mixed Residential (RMF-2) to Planned Unit Development (PUD), legally described as follows: See Attachment A Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-__ Page 2 of 2 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR 19220 COUNTY ROAD 10 (PID 25- 119-23-14-0003) (CITY FILE 20-047) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval to rezone 27.31 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcels from Mixed Residential (RMF-2) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request of Trek Development Inc. for the reclassification of the property, based on the following findings and conditions: 1. The rezoning to PUD is contingent upon approval of a Comprehensive Plan amendment to reclassify this property from Mixed Residential (8-10 units per acre) to Medium Density Residential (5-8 units per acre). 2. The planned unit development uses are not in conflict with the Comprehensive Plan. However, the proposed pre-development net density is 5.3 units per acre. The Comprehensive Plan notes that the City calculates net density (gross land area - wetlands and land below the 100-year OHWL) to ensure compliance with the Comprehensive Plan goals. This is the calculation that the City has used for other development reviews in Corcoran. The net density is not consistent with the 8-10 units per acre that is expected in the Mixed Residential land use classification and must be reclassified as Medium Density Residential which allows development density at 5-8 units per acre. 3. The planned development of a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot assisted living and memory care facility is consistent with the intent of the RMF-2 district and the Comprehensive Plan goals to provide a variety of housing options. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the building height, provide a mix of lot sizes and reduced setbacks for this development at a density consistent with the Comprehensive Plan. 4. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 3 exchange for this flexibility, the developer will provide additional landscape, an increased ROW for County Road 10, land for a future booster station and the opportunity for a “Welcome to Corcoran” sign. 5. The planned development is feasible without dependence upon any other subsequent phase. The project will be completed in a single phase. 6. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails and sidewalks along with some private trails. The development includes the construction of all public infrastructure needed to serve this site at the developer’s expense. 7. The planned development is a mixed residential development which transitions from single family to a multi-story residential structure located on the furthest portion of the site and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 8. The PUD would provide quality building design, install and provide streets, utilities and public facilities that may not otherwise be installed. The development will meet the City’s density goals while preserving high quality natural resources, providing trails, a park and quality architecture.. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 3 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 6 Motion By: Seconded By: APPROVING PRELIMINARY PUD DEVELOPMENT PLAN FOR “COOK LAKE HIGHLANDS” AT 19220 COUNTY ROAD 10 (PID 25-119-23-14-0003) (CITY FILE 20-047) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval of “Cook Lake Highlands” a mixed-use subdivision on property legally described as follows: See Attachment A 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 the Corcoran City Council approves the request, subject to the following conditions: 1. A preliminary PUD development plan is approved to create 24 lots and 5 outlots for “Cook Lake Highlands”, in accordance with the plans and application received by the City on December 15, 2020 and revisions received on December 31, 2020, January 4, 2021, February 5, 2021, February 12, 2021 and March 15, 2021 except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. Approval is contingent upon City Council approval of the Comprehensive Plan amendment to reguide the property from Mixed Residential (8-10 units per acre) to Medium Density Residential (5-8 units per acre). 4. The applicant shall comply with all requirements of the Public Safety memo, dated January 13, 2021. 5. The applicant shall comply with all requirements of the City Engineer’s memo, dated March 22, 2021. 6. The applicant shall comply with all requirements of the Hennepin County memo dated February 5, 2021. 7. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City’s Comprehensive Plan. 8. The shoreland overlay district boundary must be clearly shown on the site plans. 9. Drainage and utility easements should be shown on the perimeter of each lot and should cover Outlot A, B and E. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 6 10. PUD flexibility is granted to establish the following lot standards for this development: RMF-2 District Standards Shoreland Overlay Standards Proposed PUD Standards Single Family Apartment All uses Single Family Villas Senior Co- op Daycare Memory Care Minimum Lot Area 6,000 sq. ft. 1 acre 20,000 sq. ft. 6,750 sq. ft. 4.47 acres 1.88 acres 2.14 acres Minimum lot width 60 feet 100 feet 125 feet 50 feet <125 feet <125 feet <125 feet Front, From Major Roadways* 100 feet 100 feet N/A N/A N/A 100 feet (60 feet with landscaping) 100 feet (60 feet with landscaping) Front, From all other streets 25 feet 25 feet N/A 25 feet 25 feet 25 feet 25 feet Side 10 feet 30 feet N/A 5 feet 30 feet 30 feet 30 feet Rear 25 feet 25 feet N/A 30 feet 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 25 feet 35 feet 55 feet 22 feet ~23 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Internal: 20 feet between attached or multi-family principal structures separated by common area. 11. PUD flexibility is granted to allow an increased impervious surface percentage of 39% for the entire site. 12. All garages must have a minimum 22-foot wide parking area between the garage and right-of-way that does not overlap into sidewalks, drives or streets. 13. Plans shall be revised to comply with the 50-foot minimum width at the building setback line for all single-family villa lots. 14. Driveways may not encroach in the drainage and utility easements on the side yards. Architectural and Design standards 15. The applicant shall provide elevations including the material details and percentages for the single-family villas, senior co-op, daycare and memory care with the final PUD plan application. 16. The applicant must submit a color palette and material sample board to ensure compliance with the Zoning Ordinance standards in the Southeast District Plan and Design Guidelines (Appendix B) and Section 1040.040, Subd. 8 (A)4 for the single-family villas and with Section 1040.070, Subd. 8 for the senior co-op, memory care unit and daycare. Landscaping and Lighting 17. The applicant shall finalize the fixtures proposed in the submittal and provide detailed specifications that demonstrate compliance with 1060.040 (Lighting) of the Zoning Ordinance for the project. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 6 18. The applicant shall revise plans to include the required number of trees on the senior co- op lot and the required number of shrubs on the memory care lot. 19. The applicant shall revise the tables shown on each landscape sheet to correctly identify the landscape requirement for each site. 20. The applicant shall provide the required 1 overstory deciduous tree, 1 overstory coniferous tree, 2 ornamental trees, and 10 understory shrubs per 100 ft. of the project site on the southern lot line of the daycare and memory care lots. This is in addition to the minimum landscaping required on each lot. 21. Any request to for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. Signage and Fencing 22. Signage is approved in the following locations: a. A project sign on each side of the shared access entrance for the apartment/co-op (one per lot). b. A project sign on each side of the shared access entrance for the daycare/memory care (one per lot). c. A Corcoran Gateway sign at the corner of 74th Avenue/ CR 10 with a final design and size to be determined by the City Council. 23. The applicant shall provide details including size, height, material, lighting and design for each of the project signs with the final PUD. 24. Signs must be set back 10 feet from the property line and outside the sight visibility triangle. 25. Sign permits will be required prior to construction of any signs. 26. The plans should be revised to remove the fence encroachments into the front yard setback on the east and northern lot lines of the daycare on Lot 1, Block 1. 27. PUD flexibility is granted to allow a six-foot-tall ornamental fence within the required front yard on the south lot line for the daycare on Lot 1, Block 1. Wetlands 28. The wetland mitigation plan must be approved prior to submittal of the final PUD application. 29. A wetland buffer planting plan and maintenance plan must be submitted for review and approval by the City. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 4 of 6 30. The plans should be revised to show the 15-foot structure setback and the 5-foot setback for roads and parking lots from the wetland buffer. 31. The wetland buffer should be averaged to provide a minimum width where the fire lane conflicts with the structure setback. 32. The plans should be revised to show wetland buffer monuments where the wetland buffer crosses a lot line, where needed to indicate the contour of the buffer and with a maximum spacing of 200 feet. 33. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monuments and signs shall be installed prior to approval of the building permit. Streets, Parking and Utilities 34. The development shall comply with the City’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections and fire lane signage. 35. A letter or easement document for approval of the fire lane location within the existing Metropolitan Council easement should be provided to the City with the final PUD. 36. The shared access for Lot 1 and 2, Block 1 requires a shared access easement agreement. A copy of this easement agreement should be provided to the City with the final PUD. 37. No parking is allowed on the private drive. 38. The HOA documents shall provide a mechanism for maintenance of the private drive in perpetuity. 39. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The stubs shall be at the developer’s expense. 40. All utility facilities shall be located underground. 41. PUD flexibility is granted to allow 18-foot deep parking stalls where 18.5 feet is required. Park Dedication 42. Park Dedication will be satisfied by cash-in-lieu of land, subject to the following conditions: a. Park dedication shall be subject to park dedication fees in place when the final plat is released for recording. Miscellaneous City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 5 of 6 43. The sidewalk on the south side of 74th Avenue should extend to County Road 10. 44. Plans shall be revised to include a trail connection from the cul-de-sac to the existing trail. 45. The developer shall deed Lot 3, Block 2 to the City of Corcoran. 46. The final plat and final PUD plan application shall be consistent with the conditions of this resolution. 47. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final PUD application. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 6 of 6 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-___ Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMINARY PLAT FOR “COOK LAKE HIGHLANDS” AT 19220 COUNTY ROAD 10 (PID 25-119-23-14-0003) (CITY FILE 20-047) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval of “Cook Lake Highlands” a mixed-use subdivision on property legally described as follows: See Attachment A 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 the Corcoran City Council approves the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create 24 lots and 5 outlots for “Cook Lake Highlands”, in accordance with the plans and application received by the City on December 15, 2020 and revisions received on December 31, 2020, January 4, 2021, February 5, 2021, February 12, 2021 and March 15, 2021 except as amended by this resolution. 2. Approval is contingent upon City Council approval of the preliminary PUD development plan for Cook Lake Highlands. The developer shall comply with all conditions of preliminary PUD development plan approval (Resolution 2021-__). 3. Park dedication is due as required by the PUD approvals, prior to release of the final plat for recording. 4. The applicant shall comply with all requirements of the City Engineer’s memo, dated March 22, 2021. 5. 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 McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-___ Page 2 of 3 Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-___ Page 3 of 3 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 3 Motion By: Seconded By: A RESOLUTION TO DENY THE REQUEST FOR REZONING, PRELIMINARY PLAT AND PRELIMINARY PUD PLAN FOR 19220 COUNTY ROAD 10 (PID 25-119-23-14-0003) (CITY FILE 20-047) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval to rezone 27.31 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends denial, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a rezoning, based on the following findings: 1. The planned unit development is in conflict with the Comprehensive Plan. The proposed pre-development net density is 5.3 units per acre. The property should be within the 8-10 units per acre expected in the Mixed Residential land use classification. 2. The planned development of a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot assisted living and memory care facility is consistent with the intent of the RMF-2 district and the Comprehensive Plan goals to provide a variety of housing options. However, the applicant is seeking extensive flexibility from the Zoning Ordinance standards which results in an overcrowding of the site, due to taller buildings, increased impervious surface coverage and reduced setbacks. 3. The development is in conflict with other applicable provisions of the zoning ordinance, the developer is seeking a large number of PUD flexibilities as discussed in the staff report. The benefits to the PUD do not balance with the PUD flexibilities being granted and the overall project is not of higher quality than what would be allowed through normal zoning standards. 4. The planned development is feasible without dependence upon any other subsequent phase. The project could be completed in a single phase. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails and sidewalks along with some private trails. The development includes the construction of all public infrastructure needed to serve this site at the developer’s expense. 6. The planned development is a mixed residential development developed and such use is not, in and of itself, inconsistent with the Comprehensive Plan but with the given City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 3 magnitude of the proposed buildings and the proximity to adjacent residential uses, it will have an undue and adverse impact on the reasonable enjoyment of the neighboring properties. 7. While the uses provided within the development are desirable for the community, the overall site design and quality of the development do not create a project that is superior to what could be achieved through adherence to the primary zoning regulations. Additionally, it has not been sufficiently demonstrated how the aesthetics of the site have been substantially enhanced to justify departure from the primary zoning regulations. FURTHER, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a preliminary plat based on the finding that the minimum lot size and side yard setback requirements are not met. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a preliminary PUD plan based on the finding that the rezoning to create a PUD zoning has been denied. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared denied on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 3 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. Hennepin County Natural Resources Map Date: 8/27/2020 Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2020 1 inch = 800 feet Legend FEMA Floodplains - 100 Year A AE FLOODPLAIN AH AO AE FLOODWAY DNR Buffer Protection - Public Waters Undefined General Development Natural Environment Natural Sensitive Recreational Development Special Protection Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 2511923140003 Address: 19220 CO RD NO 10, CORCORAN Owner Name: ALBERT SCHOMMER ESTATE Acres: 27.31 ¯ Memo To: Kevin Mattson, PE PW Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Cook Lake Preliminary Plat/PUD Plan Review Date: March 22, 2021 Exhibits: This Memorandum is based on a review of the following documents prepared by Civil Site Group: 1. Cook Lake Highlands City Submittal Drawings, with revision dated 3/15/21. 2. Stormwater Management Report, with revision dated 3/15/21. 3. Preliminary Plat: TREK Corcoran, dated 3/12/21. Comments: General: 1. A written response shall be provided for each of the following comments. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. Improvements are shown on adjacent parcels. The applicant shall obtain rights to perform all improvements outside of the plat boundary. 5. Lift station access road shall be reviewed and approved by MCES. 6. All existing utility easements shall be shown clearly on the plans including all grading and utility sheets. 7. The applicant shall show all drainage and utility easements provided with the plat and all platting requirements met per City Code. For example, drainage and utility easements shall be provided along all property lines. 8. Drainage and Utility (D&U) easements shall be provided over Outlots A, B, and E. Transportation 1. We recommend aligning the access points to Block 1 and Block 2 to provide a safer intersection for both Blocks. The offset access points are a concern for potential conflicts and pedestrian safety. Both drivers and pedestrians maneuvering at this intersection would have vehicles entering 74th Ave. from multiple points which increases potential of conflict. If drive aisles are not aligned, further coordination with the city will be necessary to ensure pedestrian crossing is safe. March 22, 2021 Cook Lake Plan Review Kevin Mattson Page 2 of 5 2. Additional ROW is dedicated along County Road 10 to facilitate future realignment of the roadway by Hennepin County. The ROW dedication should be reviewed by Hennepin County to confirm it is appropriate. 3. The turn lanes into the project site are anticipated to be a City-led project. The developer shall establish an escrow to initiate design and bidding phase. Site Plans 1. The existing and proposed drainage and utility easements shall be labeled. 2. The wetland buffers shall be clearly identified and labeled. Grading /Stormwater Storm Sewer 1. Plans should clearly identify privately owned storm sewer vs. City owned. 2. A portion of the runoff is routed to the SE of the site through the City of Maple Grove and treated within stormwater ponds within the City of Maple Grove. The city has begun preliminary conversations with the City of Maple Grove on the implementation of this approach. The City will need to negotiate a stormwater agreement with the City of Maple Grove. Both upfront and maintenance costs in the agreement shall be the responsibility of the developer. 3. Easements shall be provided over all storm sewer pipes, including private systems and ponds. Easements shall be shown on the utility plan to ensure they are adequate. 4. CBMH-105 should be relocated to the north side of the roadway. 5. Sumps will be required in the last accessible structure prior to filtration basin 1C (listed below) and all storm structures with vertical drops of 18” or greater. o MH 32 o CBMH 12 o CBMH 22 6. Rational method calculations shall be provided to confirm all pipe sizes and inlet capacities. 7. Revise the civil plan sheets to reflect the following: o The correct invert elevation for the 6” drain tile within Filtration Basin 1C. It appears the invert elevation should be 960.00 to match the drain tile clean out and invert in OS 2. o The correct Outlet Structure 2 detail plate on Sheet C5.5. The OS detail has not been updated to reflect the revised Filtration Basin 1C outlet design. 8. Curb cuts and riprap are identified on the eastern side of the access road as a measure to manage runoff from this area, the response indicated that 6” bit curb would be added but this is not reflected in the grading plan. Curb may be required to be concrete. March 22, 2021 Cook Lake Plan Review Kevin Mattson Page 3 of 5 Stormwater Modeling 9. Provide additional documentation to identify the 100-year HWL of Cook Lake (Zone A). 10. Provide a more detailed subwatershed delineation of proposed conditions and revise HydroCAD model accordingly. A portion of subwatershed COR-PR1F-East is routed from Corcoran to Maple Grove through the curb cuts along the bituminous fire lane based on proposed grading. The quantity and rate of stormwater flow crossing city boundaries is necessary for city agreements. See Figure Below. 11. Revise Existing Soils text within Section 2.2 of the SWMP. The text states that HSG D soils were assumed for existing conditions, but the model accurately uses HSG C soils. 12. Revise existing and proposed impervious surface area in SWMP and HydroCAD to correspond. March 22, 2021 Cook Lake Plan Review Kevin Mattson Page 4 of 5 13. Revise the proposed stormwater management and routing to match the existing discharge rate routed to the adjacent property west of site. The proposed discharge rate may be acceptable if within 5% of the existing rate. Ponding/Biofiltration 14. Raise Filtration Basin 1C top of berm to be a minimum of 1’ above the EOF. 15. Raise Filtration Basin 1D top of south berm to be a minimum of 1’ above the EOF. Alternatively, lower the EOF to be 1’ below existing berm grade while maintaining 1’ above HWL. 16. Permanently reinforce the EOF downslope of Filtration Basin 1C and 1D. City may require rip rap or permanent reinforcement mat. Grading These comments are based on initial plans, however a grading review will be conducted at each final plat application. o All retaining walls should be moved outside of the City ROW. They will be evaluated for impacts on access to utilities on future submittals. 17. Identify and label the EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. 18. All drainage swales shall maintain a minimum of 2% slope and all side slopes should be 4:1 or flatter unless approved by the city engineer. 19. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the City. 20. Address potential overflow of runoff at the north end of the central road and at the end of the northwest road. It appears runoff may surcharge the catch basins and potentially cause erosion toward Cook Lake and Filtration Basin 1C. o Provide a permanent turf reinforcement mat and update the HydroCAD model accordingly (using secondary overflows). 21. The intersection of 74th Ave. and New Street should be raised to better accommodate access to the Exception Parcel. The high point on 74th west of this intersection should be shifted east. 22. A D&U easement should be provided over the backyard swale in Lots 2-12 of Block 3. 23. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 24. Revise the drainage design of bituminous fire lane. City staff calculates shear stress values of 3-6 lbs/ft2 downstream of the proposed curb cuts. The permissible shear stress of the existing soil type is 0.075 lbs/ft2. Therefore, provide permanent stabilization downslope of curb cuts to toe of slope, or slope the fire lane westerly to a ditch and/or collection system. March 22, 2021 Cook Lake Plan Review Kevin Mattson Page 5 of 5 25. North of the single family homes there is a significantly eroded slope (gully) which could be a risk to downstream water quality. This area should be restored as part of the development. Coordinate with City Engineer. Watermain/Sanitary Sewer 1. Applicant proposes to sleeve a forcemain through existing sleeve under County Road 10. Details of that extension shall be reviewed by Hennepin County and additional extension of the casing pipe may be necessary. 2. A parcel is identified as a future booster station with utility infrastructure identified to support it. The building and generator pad appear appropriate for the expectations for the building footprint. The impervious surface from the roof and future parking should be accounted for the in the site’s Stormwater Management Plan. 3. The stubs and valves provided to the booster pump station should be adjusted to be outside of the building footprint. 4. Plan and profiles for all utilities shall be provided. 5. Valve locations to be reviewed at time of final plat. Generally valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. 6. Water services into the commercial and apartment buildings should be split into separate fire and domestic lines within the limits of the easements on the outside of the building with separate shutoffs which are accessible to City staff. 7. Hydrant spacing to be reviewed at time of final plat. 8. The fire access lane has significant slope, this should be reviewed with Public Safety to ensure it is navigable with equipment. 9. City will want to review and participate in any access agreements over the booster pump station lot. Additionally, if this area is used as a fire access, all of the easements over the fire access lane should be reviewed and approved by the City. 10. A profile shall be provided for the sanitary sewer from SANMH3 to SANMH4. Additional easements may be necessary beyond those shown to ensure that access to the sewer can be maintained. It is unknown if this could potentially effect the buildability of a lot in this area. 11. Water valve on the west leg adjacent to SANMH2 should be moved west to the cul-de- sac. 12. Velocity calculations should be provided for the steeper portions of the sanitary sewer to ensure the velocity is in line with the guidance of the 10-States Standards. 13. The City will require the installation of a grinder pump on the services from facilities. Details shall be provided at time of final plat and shall be installed as part of the development at no cost to the city. End of Comments CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Director Gottschalk Date: January 20, 2021 Re: Cook Lake Highlands Plan Review A Public Safety plan review meeting was held on 01/06/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Fire Chief Feist, Fire Chief Dave Malewicki, and Fire Chief Leuer. The comments are very preliminary and additional meetings with developers and architects will be required. The following comments and necessary points of clarification are provided for the project: Daycare -Hydrant locations (w/ hydrant within 100’ of FDC) -Sprinkler room location -Parking lot any dead ends 150’ and more require a turn around Memory Care -Hydrant locations (w/ hydrant within 100’ of FDC) -Sprinkler room location -Apparatus circulation plan Proposed Apartment -Hydrant locations (w/ hydrant within 100’ of FDC) -Sprinkler room location -Apparatus circulation plan -Standpipe locations with parking (Outlets to be located outside of the stairwell) Proposed Senior Apartment -Hydrant locations (hydrant within 100’ of FDC) -Sprinkler room location -Apparatus circulation plan -Standpipe locations with parking (Outlets to be located outside of the stairwell) This memo serves as a preliminary review and assumes that all specifications not articulated in the concept meet City standards. Additional fire and building codes will apply. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us February 5, 2021 Ms. Kendra Lindahl, AICP Principal Consultant City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review – Cook Lake Highlands (Received 1/12/21) County State Aid Highway (CSAH) 10 (Bass Lake Road) @ Brockton Lane Hennepin County Plat Review ID #3711A (Reviewed 1/19/21) Dear Ms. Lindahl: Please consider the following county comments of this preliminary plat proposal for a multi-phase development (28 acres) including 12 single family homes, a 102-unit senior living facility, memory care facility, 84-unit apartment building and child-daycare center. Access: Two development accesses are proposed on Bass Lake Road via Brockton Lane (city street) and Fir Lane (existing) which connects to 74th Avenue. Construction of a westbound right-turn lane and eastbound left-turn lane are required on Bass Lake Road at Brockton Lane for safety and operations purposes. A complete intersection plan set will need to be reviewed and accepted by county staff prior to permitting approvals. Please also ensure that the monument sign at the northwest corner of Bass Lake Road and Brockton Lane will not impact intersection sight distance. Right-of-way: We support the proposed right-of-way dedication along Bass Lake Road, consistent with our future corridor needs. We understand ‘Outlot B’ in the southwest corner of the site is not part of this replatting. However, with future development it will be essential to further extend this planned right-of-way dedication westerly to Fir Lane. Please also ensure that the proposed public right-of-way is regraded level with the current Bass Lake Road profile with removal of any agricultural drain tile in this space, as identified in the 2020 Cook Lake Development Infrastructure Feasibility Study. Bicycle and Pedestrian: We support the proposed sidewalk connection(s) along Brockton Lane to Bass Lake Road. We also support the City of Maple Grove’s plan to construct an off-road trail along Bass Lake Road to connect with CSAH 101 with redevelopment to the east (Edgewater on Cook Lake). Storm Water / Drainage: County staff is in the process of reviewing the provided stormwater report, to ensure discharge rates remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be necessary if flow rates cannot match existing. Contact: Drew McGovern at 612-596-0208 or drew.mcgovern@hennepin.us Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us Please contact Jason Gottfried: 612-596-0394, jason.gottfried@hennepin.us for further discussion. Sincerely, Carla Stueve, PE, PTOE County Highway Engineer LOT 11.88 ACLOT 14.78 ACNEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINELOT 22.14 ACPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK30' BLDG. STBK2 25' BLDG. STBK25' BLDG. STBK30' BLDG. STBK25' BLDG. STBK100' BLDG. STBK30' BLDG. STBK 30' BLDG. STBK 25' BLDG. STBK25' BLDG. STBKPROPOSEDAPARTMENT(84 UNITS)(112 GARAGE PARKING)100' BLDG. STBK25' BLDG. STBK25' BLDG. STBK3 WETLANDWETLANDWETLAND4 5 6 7 8 9 10135' BLDG. STBK NOPARKINGMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)NOPARKINGBSTR.PUMPSTATION11LOT 23.56 ACBLOCK 1BLOCK 2BLOCK 1BLOCK 2BLOCK 3 BLOCK 3 25' BLDG. STBK12PONDGHOST PLATGHOST PLATNOPARKINGNOPARKINGNOPARKINGNOPARKINGNOPARKINGCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSOTL. B0.05 ACOTL. A0.36 ACOTL. C8.41 ACOTL. C8.41 ACOTL. C8.41 ACOTL. D0.07 AC30' BLDG. STBK25' BLDG. STBK Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:20011. .. .. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.12/15/20REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLANOVERALL. .. .. .. .. .. .SITE AREA TABLE:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY OF CORCORAN NOTES:1.RESERVED FOR CITY SPECIFIC NOTES.CITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.1.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO,LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR ISRESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TOLOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.2.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT.3.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS.4.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERSREPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.5.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THEFIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.6.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TOBUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.7.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECTPRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS,PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TOREJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.8.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL.9.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OFCROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCALGOVERNING BODIES.10.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.11.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.12.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.13.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.14.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.15.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.16.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.17.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS.18.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITYLOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.SITE LAYOUT NOTES:OPERATIONAL NOTES:BLOCK 1, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 1, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.Zoning:Existing Zoning: RMF-2 ( Mixed Residential District, 8-10 u/a)2040 Land Use Guide:Mixed ResidentialProposed Zoning/ Land Use:PUDOverall Net Density:198 units/lots (10 u/a)Block 1, Lot 1, Kid Day Care: 0 unitsBlock 1, Lot 2, Memory Care: 0 unitsBlock 2, Lot 1, Senior Living:102 units Block 2, Lot 2, Apartment: 84 unitsBlock 3, Villa SF lots 50' x 125' min.: 12 lotsTYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF S88°50'44"W 305.00S01°09'16"E 175.00 N88°50'44"E 305.00N01°09'16"W 175.00 S88°50'44"W 168.59S89°09'17"E 670.07S01°09'16"E 1325.73 75.74 S00°17'10"E345.90Δ=10°00'33"R=1980.04N83°33'44"W 334.45N00°10'59"W38.85S01°09'16"E 1085.00N00°49'56"W 241.21 S88°50'44"W 551.60N26°02'57"E 1219.94S67°31'58"E22.56209.98Δ=40°06'09"R=300.00N72°21'53"E 234.13112.73Δ=21°31'47"R=300.00S86°06'20"E 169.3746.34Δ=8°51'03"R=300.00S77°15'17"E 190.75337.09R=250.00Δ=77°15'17"S0°00'00"E 84.29 40.41N63°30'53"E28.94Δ=8°59'14"R=184.5074THAVENUES88°50'44"W 557.70Line Parallel with the East Line ofSec. 25, Twp. 119, Rng. 23 East Line of the SE 1/4 of the NE 1/4 of Sec. 25, Twp. 119, Rng. 23 East Line of the W 1/2 of the SE 1/4 of theNE 1/4 of Sec. 25, Twp. 119, Rng. 23;and the West Line of the E 1/2 of the SE 1/4of the NE 1/4 of Sec. 25, Twp. 119, Rng. 23 Found 1/2 Inch Iron Pipe with Cap #44890NW Corner of E 1/2 of the SE 1/4 of theNE 1/4 of Sec. 25, Twp. 119, Rng. 23Found 3 Inch Open Iron PipeSE Corner of E 1/2 of the SE 1/4 ofthe NE 1/4 of Sec. 25, Twp. 119, Rng. 23(LARKIN ROAD)C.S.A.H. NO. 1038.85 16.40S Line of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23;and the N Line of the NE 1/4 of theSE 1/4 of Sec. 25, Twp. 119, Rng. 23N Line of C.S.A.H. NO. 10(LARKIN ROAD) per HENNEPIN COUNTYSTATE AID HIGHWAY NO. 10 PLAT 855.25 S86°06'20"E 679.35322.86281.8014.55 20.49 950.58168.04 86.33 90.83Δ=18°35'14"12.9315.36Δ=5°41'42"296.64Δ=77°15'17"82.25 N03°53'40"E 304.99 133.2290.04N06°32'00"W52.32Δ=11°06'07"49.14Δ=10°25'40"169.3741.71Δ=8°51'03"57.53234.1382.39Δ=14°18'17"161.2141.83 24.44123.52Δ=21°26'44"365.32224.81 W Line of the E 168.59 feet of theE 1/2 of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23West Line of the E 1/2 of the NE 1/4 of theSE 1/4 of Sec. 25, Twp. 119, Rng. 23Wet LandWet LandSE'ly Line of BASS LAKE CROSSING Drainage & UtilityEasement121212East Line of the NE 1/4 of the SE 1/4of Sec. 25, Twp. 119, Rng. 23N Line of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23S00°17'10"E 2580.51 N01°09'16"W1325.73NE Corner of Sec. 25, Twp. 119, Rng. 23SE Corner of Sec. 25,Twp. 119, Rng. 233OUTLOT AOUTLOT COUTLOT B123456789101112S55°37'11"E 207.17131.16267.95555.69 127.85Δ=11°19'25"42.39Δ=46°21'38"226.56S63°30'53"W11.10190.75Δ=6°27'15"37.17N09°14'38"E104.38N02°48'33"W 275.78Δ=2°23'48"13.80169.37Δ=21°31'47"124.00176.9739.4053.37Δ=43°41'04"276.85 44.57Δ=72°58'08"R=35.00125.59Δ=109°46'38"N88°50'44"E 214.855.37 Δ=75°33'26"86.44169.63206.9727.15N17°38'07"W69.4076.24Δ=43°41'04"R=100.00 N26°02'57"E 322.47 N61°10'54"E61.78289.41Δ=252°58'08"R=65.55N63°57'03"W65.5565.55S09°01'05"WN84°19'42"ES76°38'27"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"E 125.01165.36129.91125.00125.00125.00125.00125.00125.00S63°57'03"E 125.00S63°57'03"E 128.06S63°57'03"E 128.06S30°54'43"E34.0223.72S03°41'02"W 539.40 452.0750.0050.0050.0050.0050.0050.0050.0050.0050.0073.8399.0743.0220.68Δ=39°29'53"186.1339.38Δ=15°16'16"34.65Δ=19°01'51"43.18Δ=9°22'57"21.2924.1050.00 50.00 50.00 50.00 50.00 50.00 S26°02'57"W48.89Δ=38°18'34"43.8332.44Δ=28°21'25"15.18S24°40'23"E1.11Δ=0°58'06"31.0831.5330.0730.0730.0630.06 Drainage & UtilityEasementUtility, Access andDrainage Easement perDoc. No. A10548351270.12221.21S01°09'16"E 390.81 Utility Easement per Doc. No. A10027482 COOK LAKEORDINARY HIGH WATER=942.1 FEET(NGVD 29 DATUM)Edge ofWet LandEdge ofWet LandCorner Falls in Water.No Monument Found or Set.NEW STREET Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #40062Found 1/2 InchIron Pipew/Cap #23300(Width Varies)Corner Falls in Water. No Monument Found or Set. Monument Set On Line 108.60WetLandWet LandOUTLOT DN87°41'29"E105.70S25°05'59"W60.47Δ=21°05'45"103.09Drainage &Utility Easement88.52N87°02'57"EN88°50'44"E95.88107.96S41°59'31"EΔ=20°28'16"23.4296.87 Drainage &Utility Easement70.03 N00°49'56"WN89°09'17"W 305.1177.37 Drainage & Utility EasementOver All of OUTLOT DS08°47'49"W55.7927.09S03°53'40"W 245.24 22.00 Drainage & Utility Easement Drainage & UtilityEasementDrainage & Utility EasementOver All of OUTLOT CVICINITY MAPCook Lake Development Corcoran, Hennepin County, Minnesota Eden Prairie, Minnesota Trek Real Estate & Development PROJECTPROJECT NO.: 20011COPYRIGHT 2020 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV2.0PRELIMINARY PLAT. .. .. .. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.11-10-2020NCLIENTOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAINCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BY.CJRS.PRELIMINARY PLAT GENERAL NOTESPROPERTY DESCRIPTION:All that part of Section 25, Township 119, Range 23, Hennepin County, Minnesota, described as follows:All that part of the East 1/2 of the Northeast 1/4 of the Southeast 1/4 lying North of County Road No. 10; The East 1/2 of the Southeast 1/4 of the Northeast1/4 and commencing at the Northwest corner of the East 1/2 of the Southeast 1/4 of the Northeast 1/4 of said Section; thence parallel with the East line of saidSection 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning.EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23, Hennepin County, Minnesota, described asfollows:Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter andthe point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning.DATE OF PREPARATION:11-10-2020NOTE: Background existing conditions shown hereon per survey by Sunde Land Surveying, provided to us by client.FLOOD ZONE:This property is partially contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) and partially contained in Zone A (Special FloodHazard Area Without Base Flood Elevation) per Flood Insurance Rate Map, Community Panel No. 27053C0159F, effective date of November 4, 2016.APPLICANT:Trek Real Estate & DevelopmentBeth HustadPhone: 952-914-9610Eden Prairie, MN 55347EXISTING ZONING:RSP-3 (Single & 2 Family Residential)2040 Land Use Guide: Mixed Residential (8-10 u/a)PROPOSED ZONING:PUDProposed Setbacks:See Site Plan________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.comPRELIMINARY PLAT:TREK CORCORAN160408004080SCALE IN FEETAREAS Cook Lake Highlands Revised Plan Narrative 3/15/2021 Planned Unit Development Revised Preliminary Plat Application Existing Land Use Cook Lake Highlands proposed development is located on the Albert Schommer homestead which the family purchased in 1939. It is approximately 27.17 acres located in the southeast quadrant of Corcoran. The City of Maple Grove is adjacent to the east (also a part of the original homestead) M/I Homes, Bass Lake Crossing project is adjacent to the west and across CSAH 10 to the south. The Lyons Park property is also across CSAH 10, south of the property. The site is located at the northwest quadrant of Bass Lake Road and future required extension of Brockton Lane North. Cook Lake, Rush Creek Golf Course, and the Geurs family farm is located just north of the property. The site consists of rolling topography with farm fields, stands of trees, one homestead, and wetlands adjacent to Cook Lake. The Property is subject to • A Metropolitan Council Lift Station Parcel - consisting of approximately 1.5 acres located at the center of the property. • A permanent easement in favor of the Metropolitan Council for sanitary sewer and water utility purposes, dated December 11, 2012 recorded November 13, 2013. Doc. No. A10027481 • An easement in favor of City of Corcoran for sanitary sewer and water utility purposes, dated December 26, 2012 and recorded on November 13, 2013. Doc. No. A10027482 • A trail easement per the M/I Homes, Bass Lake Crossings approved plan. The property owners agreed to and permitted M/I Homes Bass Lake Crossings to construct the trail on this site to collaborate with M/I on the placement of the trail. M/I Homes was aware that we may need to relocate the trail when we completed our plans for the site and have agreed to our trail relocation plan. • Hennepin County taking of an additional (40’+ 20’) 20 feet of ROW required to correct a road alignment for safety reasons. Zoning, Guiding and Proposed Land Use The Property is zoned RMF-2 Mixed Use Residential per the September 2020 city zoning map and is guided according to the Corcoran 2040 Comprehensive Guide Plan as Mixed Residential with medium density allowing for 6 units/acre. The M/I project, Bass Lake Crossings adjacent to the west is currently being developed as a PUD and was also guided mixed-residential, medium density. The M/I project to the Southwest, is Bass Lake Crossing South which was guided mixed residential and developed as a PUD with single family homes and an industrial self-storage building. The Lyons Park directly South of Cook Lake Highlands is guided mixed-use, the same as the mixed-use properties adjacent to the east in Maple Grove. We are requesting the City of Corcoran review and consider approving a revised Cook Lake Highlands Planned Unit Development Preliminary Plat consisting of the following mixed residential and complimentary non-residential Child Care Early Education Center and Senior Memory Care Home. • Applewood Pointe- Senior Co-op Applewood Pointe of Corcoran is a proposed 4-story 102 +/- unit senior cooperative. The cooperative is a “for sale” product with average home sizes of 1,584 sq. ft. The proposed exterior materials include a combination of high quality, low maintenance stucco, lap siding and shake, as well as cultured stone and brick. All homes have at least two bedrooms and two baths, with many having a sunroom or den. The total site area is 4.78 acres with a proposed building size of 259,000 gross square feet including the underground parking garage. The community includes numerous common areas that encourage a true community feel, the amenities include: a great room with kitchen facilities, library, sunroom, game/club room, fitness center, craft room and a hobby shop for woodworking. The exterior amenities include walking paths, a screened gazebo, fire pit, garden beds and a pickle ball court or bocce ball. The average buyer at an Applewood Pointe is approximately 70 years old, is active, and is drawn to the amenities within the area. United Properties completed a demand assessment for senior cooperative housing in Corcoran on November 24, 2020. This study concluded that competition for senior cooperatives is light and most of the competitive supply is over 16 years old, with the exception of Applewood Pointe of Maple Grove at Arbor Lakes, which opened in January 2020, sold out prior to construction completion and has a current waitlist of approximately 35. There is one unit available among the competitive housing supply in the primary market area at Gramercy Park Cooperative Northwest, which is over 5 miles away. The study concluded there is unmet demand. United Properties intent would be to begin marketing the community late-2021. They must reach 60% presales before HUD authorizes us to break ground. Given recent marketing experience, we would anticipate reaching presales by early- 2022. The construction timeline is typically 17 months. Their last several cooperatives have been sold out by the time that construction is complete. United Properties has been in business for over 100 years and has developed 15 Applewood Pointe Cooperatives; 1 is currently under construction and they will break ground on a 16th Applewood Pointe early-2021. There is strong demand for this product supported by a significant (doubling) increase in the senior population over the next 25 years. o The Building Height is approximately 55’ from grade to the mid gable. Cook Lake Highlands site design, and the Applewood building location, are different from the neighboring mixed residential in Maple Grove. The Applewood building is set back 450’ feet from CSAH 10 and as much as 10’ below CSAH 10, creating a transition of distance and minimizing the height Impact from the roadway. The 22‘ Childcare and Memory care buildings will create an additional transition to the Applewood and the Single Family homes. • Single Family Villa Homes – by M/I Homes or Others The 20 single family homes (1 & 2 stories in height) will be of similar quality and design as the adjacent Bass Lake Crossing M/I Homes product. The single-family homes and the existing wetland that lie between the two will provide distance, like kind product, a similar lifestyle, and an appropriate transition for the Bass Lake Crossing homes and neighbors. The code requires 10’ side setbacks. We are proposing 5’ side setbacks. The same setbacks as Bass Lake Crossings adjacent to the west. o Off Road Trail and Park Dedication We are proposing the existing off-road trail remain in place. We are also proposing to add an additional off-road trail that will loop the park land tie into the existing off-road trail. We are proposing to add an extension to the trail along the north park property line to overlook the lake and wetland. This trail will be constructed on Outlot C of the proposed plat. Our revised plan proposing to dedicate Outlot C to the City as Park, with the understanding the development will receive cash park credit for all upland property dedicated. Outlot C consists of 9.61 acres, of which 4.19 acres are upland park dedication and 5.42 acres are wetland park dedication. This park land dedication represents 26% of the proposed project. • New Horizon Child Care and Early Education – single story building with outdoor play space. A Minnesota, family-owned and operated company, has been serving young children since 1971. New Horizon Academy’s, founder, Sue Dunkley, began her career as an elementary school teacher. Sue knew she needed to provide a nurturing place for children to go before they ventured out into the big world; a place that would help them believe in themselves. That is why New Horizon was born. Today, Chad Dunkley, Sue’s son and one of New Horizon Academy’s first students, is our Chief Executive Officer. Chad ensures that the commitment to excellence that Sue strived for New Horizon’s early years continues to be the cornerstone for each New Horizon Academy. New Horizon thrives as one of the nation’s most successful and respected child- care providers with over 80 schools in Minnesota, Idaho, Iowa and Colorado. As New Horizon Academy continues to grow and serve more families each year, we will always have family roots, a warm atmosphere, an open door, and a commitment to excellence. New Horizon is committed to quality. In fact, they became the first organization of their size to accomplish 100% national accreditation by the National Association for the Education of Young Children, the gold standard in our field. Each of the schools has also earned the highest quality rating in the of the state they operate in, including Minnesota’s Parent Aware program New Horizon Academy’s insatiable appetite for continuous improvement leads the industry every day by adopting the newest research and evidence about how to create the best early childhood classrooms. Children flourish in New Horizon Academy’s thoughtfully planned programs designed specially to meet children’s specific needs at each stage of development. Learning programs include infants, toddlers, preschool, pre-kindergarten, school age, distance and e-learning, summer camp program, and enrichment programs, such as music, fitness, language, and dance. Children build the necessary skills to succeed not only in school, but also in life. With uncompromising commitment to excellence and passionate, talented teachers, families are delighted to discover the difference at New Horizon Academy. The Building Height: The center great room (center of the building) reaches approximately 22’, which is the highest point of the New Horizon Academy building. • Rivers of Life Memory Care/ Enhanced Assisted Living – single story building Overview-High Acuity Memory Care In response to an increased demand for high acuity memory care and senior living in Corcoran, Rivers of Life Memory Care is proposing to develop an assisted living and memory care community to serve the care needs of the elderly citizens of the community. Specialized memory care services are lacking and currently in the twin cities it is estimated that there will be a 27% increase from 2018 to 2025 in the number of people needing Dementia care in the state of MN. This highly visible site offers many advantages and easy access for caregivers and families to visit loved ones often. Rivers of Life Memory Care of Corcoran will feature a total of 32 private units with the bulk of them providing high acuity assisted living services in memory care. The assisted living residents will be able to enjoy a home-like atmosphere in a setting that allows them the freedom to participate in many amenities that not only help assist them in their daily care needs but also provide them with a higher quality of life than that offered in a more institutional setting. The memory care residents are provided with their own secure area of the building that has its own separate amenities like a congregate dining room, activity/craft area and a secure memory garden. These residents benefit from a life enrichment program that is specially designed for residents with Alzheimer’s and Dementia. Staff at Rivers of Life Memory Care will be trained in serving those with Alzheimer’s/Dementia, Parkinson’s and other specialty needs usually unmet by other senior care facilities. This Memory Care will employ about 30 full-time and part-time positions. A simple floor plan design and small home-like environment (32 units) differentiates Rivers of Life Memory Care from other Senior Living assisted living providers in the area with a more focused specialty in higher acuity and more advanced memory care services unlike that of large campuses (93-155 units) which includes independent living (minimal to no services). There is a large demand for this more focused care and practitioners across the state are struggling to find residences to place seniors with higher levels of dementia. At Rivers of Life Memory Care, our goal is to provide our residents the right care at the right time and bring about 30 jobs to the community and fulfill a need in the immediate community for geriatric residents. Rivers of Life communities are designed to be a niche, boutique model of memory care that is resident focused with a high level of care. Rivers of Life Communities owns all of its real estate and the management company for quality control. Rivers of Life Communities offers a high acuity memory care “home” for those that need a higher level of care. The de-institutionalization of health care is a key component to our model. In addition to living accommodations, our focus will be on offering a higher level of care to those affected by memory loss and higher acuity assisted living. Our highly trained staff will offer a higher level of cognitive activities to help stabilize and give our residents the best quality of life possible. Rivers of Life Communities provides a housing and care solution for those that need a level of care beyond the typical assisted living model. Many residents need 24-hour care and many families do not want their loved ones living in a “facility” or hospital-like institution. We provide a home. Our primary resident consists of seniors that are experiencing memory loss on all levels, behavioral issues and those in need of additional living assistance on a daily basis. We will target those in need of a high acuity as it relates to care. What separates our model from the competition: We specialize in high acuity memory care for everyone including those with an early on-set of memory loss (age 40+). Our residents will have state of the art landscaping, amenities, activities, staffing, competitive pricing for cares, and a highly visible and convenient location for friends and family to visit their loved ones. Those individuals who are suffering from an early onset or advanced stages of Alzheimer’s/dementia, behavioral issues associated with memory loss, and residents that are in need of a higher level of assisted living to complete daily tasks are Rivers of Life Memory care’s core focus. The high level of fit and finish, the “home” vs “facility” atmosphere and high acuity care will be our competitive advantage. The overall de-institutionalization of our health care model will set us apart from the other buildings on the market. With exponentially rising rates of people being diagnosed with Alzheimer’s and other forms of dementia. Our high acuity memory care facilities are in high demand and will be for many years to come. The future of our memory care model depends on the prevalence of the disease state we are catering to, which is Alzheimer’s and other forms of dementia. Recent studies have revealed that Alzheimer’s disease is on the rise and the new onset of people diagnosed with the disease is projected to triple by the year 2050. Advanced memory care, will not only be the cornerstone of our model, but also the catalyst to a successful memory care facility for many years to come due to the growing demand. As care providers we are aware that Alzheimer’s cannot be cured; but merely the symptoms can be treated to offer comfort. Recently, an estimated 5.7 million American had some level of Alzheimer’s. Approximately 200,000 individuals were under the age of 65 who had an early onset of Alzheimer’s. As the baby boomer generation ages, the demand for assisted living facilities and specialized memory care facilities grows rapidly. Healthcare providers need to be aware of the rising rate of new patients being diagnosed with Alzheimer’s disease annually. The key to a successful memory care facility is creating a highly patient centered and focused atmosphere that promotes the well-being of patients and promotes a high quality of living in an ever so destructive disease. According to the Alzheimer’s Association, “In 2013, 15.5 million family and friends provided over 17.7 billion hours of unpaid care to those with Alzheimer’s and other forms of dementia. The value of this care was estimated at $220.2 billion, which is nearly eight times the total revenue of McDonalds in 2012.” Today dementia care is costing Americans closer to 277 billion on an annual basis to treat those with Alzheimer’s. That being said, Alzheimer’s is the most expensive medical condition in the nation for ongoing care. In 2018, the ongoing cost of caring for those will Alzheimer’s totaled an estimated $277 billion, including $150 billion in costs to Medicare and Medicaid. According to the Alzheimer’s Association, a recent study revealed that Alzheimer’s will cost an estimated 1.1 trillion per year, by the year 2050. These growing numbers are not surprising and will create a large demand for new facilities across the U.S and will most likely create a shortage of facilities in the near future. Nearly one out of every five dollars spent by Medicare is on patients with Alzheimer’s or another form of dementia. The average per-person Medicare spending for those with Alzheimer’s is 3 times higher than those without the condition. The average per-person Medicaid spending for patients with the disease and other dementias is 19 times higher than the average per-person Medicaid spending for all other seniors. The financial toll of Alzheimer’s spending is clearly on the rise and patients are spending 36 billion dollars out of pocket annually. As the growing need for Memory care facilities rises, so does the need for a smaller scale and more patient centered memory care facility like our model. Our model is patient centered with daily activities and we will promote a higher quality of life to those in need of memory care. We will offer smaller facilities and promote independence, more interactive activities to engage patients with the level of care they deserve and will have highly trained professionals to differentiate us in the market. Levels of Care Offered: Dementia Level One Minimal amount of Assistance and Supervision • Help with dressing • Help with personal care • Toileting and/or occasional help with incontinence • Weekly scheduled shower • Two loads of laundry per week • Monthly Simple medication set-up • Simple medication administration • Weekly housekeeping • 24-hour supervision • Wander Guard/Secured environment • Nightly checks every four hours • Three meals a day Dementia Level 2 Moderate amount of Assistance and Supervision • All of the above, plus: • Additional personal care & bathing two times per week • Additional loads of laundry, up to four loads per week • Additional Housekeeping up to ½ hour per week • Additional support with eating • Additional support with social cueing • Frequent redirection & intervention to reduce the risk of elopement and/or inappropriate behavior • Occasional two-person assist with transferring Dementia Level 3 Extensive amount of Assistance and Supervision • All of the above, plus: • Assistance with toileting (every two-hour program) • Additional shower schedules up to five times per week • Unlimited Laundry • Additional Housekeeping up to 1 hour per week • Approx. every two hour checks for safety & security • Daily two-person assist with transferring Dementia Level 4 Considerable amount of Assistance and Supervision • All of the above, plus: • Two person transfers with care • Incontinence assistance (total) • Physical assistance/support with eating • Daily one-to-one interactions • Approx. every 15 minute checks for safety & security • Management of periodic aggressive behaviors, i.e.: hitting, biting, pushing, chocking, or other behavior that could cause physical harm to the resident or other residents. • Mechanical lifts • Management of inappropriate toileting behavior i.e.: urinating or defecating in inappropriate locations • Wound care Parking Stall Depth The code requires 18’.5” deep parking stalls. We are proposing 18’ deep parking stalls to minimize the hardcover impact as much as possible. Intersection of Bass Lake Road (CSAH 10) and Brockton Lane Trek has provided a $25,000 surety required to complete the feasibility report for the intersection of Bass Lake Road (CSAH 10) and Brockton Lane North. This intersection is designed to provide access for this concept PUD, the adjacent Cook Lake Maple Grove project, the Metropolitan Council L-80 lift station, and ultimately access to a controlled intersection for the adjacent Bass Lake Crossing neighborhood. The feasibility study revealed a cost estimate for the intersection to be in excess of $1.1M. This amount does not include the value of land required to be contributed by this project for future corridor/community development. Also, this amount does not include an adjustment required, resulting in additional land to be taken for realignment of CSAH 10 for safety compliance or the land for the Corcoran Booster Station. Shoreland Overlay - The PUD is located within the shoreland overlay district of Cook Lake • Impervious Calculation- The Shoreland Overlay District allows 25% hardcover. We are requesting a change from our original proposal of 43.3% hardcover to 39% hardcover. The hardcover calculations for Cook Lake Highlands PUD are increased, in part by the demand for additional property to improve and correct the existing roadways and to provide sewer for future corridor development to benefit the greater community. This calculation does not include the property occupied by the MCES Lift station. If considered as a significant public benefit and thus included, it would further reduce the actual hardcover for this shoreland district. • Building Heights - We are proposing 20 single family Homes with heights similar to adjacent products., a high quality, four Story, for sale Senior Cooperative building, located on the back portion of the site, approximately 1 ½ football fields away from CSAH 10. It overlooks Cook Lake and has long views of Rush Creek Golf Course. The Adult and child Care Homes are also one story buildings situated on CSAH 10 at the entrance of the project. (Height 22’). Storm Water Treatment for Corcoran CSAH 10 – • Our proposal has been designed to treat the storm water for the future/expanded CSAH 10 from Fir Lane East to the Corcoran City limits at Brockton Lane. Trails - Cook Lake Highlands will have trails throughout the project including an additional off-road trail within the dedicated park property which will connect to the M/I off road trail system, the Corcoran trail system and to the Maple Grovel proposed trail along Cook Lake, providing a path to the church and to the adjacent neighborhood services. In summary, Trek Development is requesting a PUD Preliminary Plat approval consistent with the City of Corcoran’s 2040 Comprehensive Guide Plan, recently adopted and approved. We are proposing to develop approximately 20 net acres and 27.17 gross acres into 21 single family homes, 102 Senior for sale homes, a child-care learning center, a senior memory care home, and 9.61 acres dedicated as park and open space with an off -road trail extension. The PUD Application provides both developer and community with a framework to master plan, design, and develop a neighborhood with a mix of uses that create appropriate transitions to and from neighboring uses. Master planned developments like Cook Lake Highlands purposefully interface multiple elements and uses to creatively combine community services and housing needs that co- function well. This includes a collaborative design and use of community infrastructure, trails, park land and green space/wetlands. The Cook Lake Highlands PUD/master plan proposal creates an opportunity to integrate residential uses with complimentary non-residential uses and establish appropriate transitions from intersections and well-traveled County roadways that will provide for future corridor and community development. The mix of these uses fills gaps of currently unmet demand and creates added value as high-quality housing and services are developed. This PUD has a mix of uses that intentionally provide benefits to those who live within the neighborhood and to those who live within the community. • Cook Lake Highlands PUD benefits: o Community and Corridor Infrastructure Improvements  Providing Storm water storage for future CSAH 10 from Fir lane to City limits at Brockton Lane  Provide a mix of residential product not currently offered.  Providing land for L- 80 Lift Station and access to Community Lift Station  Providing additional permanent and temporary utility and access easements for public utilities and public access.  Providing Land for additional ROW needed to correct a County roadway design for safety standards.  Providing Land for future county roadway improvements.  Provide Land and access for City of Corcoran community water pump station.  Collaborate with public entities and neighboring community to coordinate and share in the cost to construct the shared access intersection. o Trail connections and Park Dedication  Provide and dedicate to the public 9.61 acres of Park, Trails and open space throughout project.  Provide public trail connections to existing community trail system and to neighboring community trail which will extend access to walking trail along open space adjacent to Cook Lake.  Trail networks and Park dedication provide important environmental, economic, social, and health benefits for individuals and communities. The presence of trails encourage physical activity, and bring communities together around shared assets such as Cook Lake. o Other  Designed to create efficient, collaborative, shared uses such as roadways, fire lanes, trails, Open Space and Public Access.  Provide a mix of residential and non-residential, relevant, neighborhood and community services such as Child Care and Memory Care at the same time providing appropriate transitions from CSAH 10, Bass Lake Crossings, and future development to the North.  Provides a multigenerational model which integrates child-focused services, parent and caregiver services, and adult- focused services. Services for children often aim to improve school readiness, and care giving, while services for adults target economic assets such as housing, job opportunities, social groups, health, well-being and care. Site Construction - Cook Lake Highlands will be developed in one phase. The infrastructure construction plan is designed to be constructed as one project. The pad sites will be sold to the buyers/ team members as pad ready sites developed by Trek Development. Cook Lake Highlands has expansive, beautiful, long views overlooking the wetlands, the Lake, and Rush Creek Golf Course. The design for this site optimizes the views to the north for the residents and the visibility from CSAH 10 for two the care centers. The neighborhood services, adjacent at the Markets of Rush Creek make Cook Lake Highlands, Ravinia and other nearby neighborhoods, desirable places to live. Unlike Ravinia, Cook Lake Highlands PUD is located within the Rockford School district. The Rockford district does not have a school nearby, making this mixed residential property a challenging site for single family homes that target school age children. The Rockford high school is located approximately 9 miles west of Cook Lake Highlands. Even in an existing market of low residential inventory and high demand, the absence of close schools negatively affects the viability of a single family, school age, residential product/neighborhood. Thank you for your time and consideration. Sincerely, Elisabeth Hustad Trek Development, Inc President Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202048776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC0.0TITLE SHEET. .. .. .. .. .. .COOK LAKE HIGHLANDSCORCORAN, MINNESOTASITE LOCATIONSITE LOCATION MAPNISSUED FOR: CITY SUBMITTALDEVELOPER / PROPERTY OWNER:TREK DEVELOPMENT INC.135 CRABAPPLE LNEXCELSIOR, MN 55331952-941-4392ENGINEER / LANDSCAPE ARCHITECT:CIVIL SITE GROUP4931 W 35TH STREETSUITE 200ST LOUIS PARK, MN 55416612-615-0060SURVEYOR:GEOTECHNICAL ENGINEER:Know what'sbelow.before you dig.CallRHAUGO GEOTECHNICAL SERVICES, LLC2825 CEDAR AVE SMINNEAPOLIS, MN 55407SUNDE LAND SURVEYING9001 E BLOOMINGTON FWY, SUITE 118BLOOMINGTON, MN 55420952-881-2455SHEET NUMBER SHEET TITLEC0.0 TITLE SHEETSITE SURVEY 1 OF 7V1.0GRADING PLAN OVERALLC3.0SWPPP - EXISTING CONDITIONSSW1.0SITE PLAN NWC2.4C3.1C3.2C3.4GRADING PLAN SEGRADING PLAN NWSWPPP - PROPOSED CONDITIONSSW1.1SWPPP - DETAILSSW1.2C2.3 SITE PLAN WSWPPP - NARRATIVESW1.3GRADING PLAN NEC1.0 TREE PRESERVATION & REMOVALS PLAN OVERALLC3.3 GRADING PLAN WSWPPP - ATTACHMENTSSW1.4SWPPP - ATTACHMENTSSW1.5C4.0 UTILITY PLAN OVERALLC1.1 REMOVALS PLAN SEC1.2 REMOVALS PLAN NEREMOVALS PLAN WC1.3C1.4 REMOVALS PLAN NWC2.0SITE PLAN OVERALLC2.1 SITE PLAN SEC2.2 SITE PLAN NEUTILITY PLAN SE - SANITARY SEWER AND WATER MAINC4.1C4.2C4.3C5.0UTILITY PLAN NE - SANITARY SEWER AND WATER MAINCIVIL DETAILSUTILITY PLAN W - SANITARY SEWER AND WATER MAINC4.4 UTILITY PLAN NW - SANITARY SEWER AND WATER MAINC5.1 CIVIL DETAILSC5.3 CIVIL DETAILSC5.2 CIVIL DETAILSC5.4 CIVIL DETAILSL1.1LANDSCAPE PLAN SEL1.0LANDSCAPE PLAN OVERALLL1.2LANDSCAPE PLAN NEL1.4LANDSCAPE PLAN NWL1.3LANDSCAPE PLAN WL1.5LANDSCAPE PLAN NOTES & DETAILSSHEET INDEXC5.5 CIVIL DETAILSC5.6 CIVIL DETAILSUTILITY PLAN SE - STORM SEWERC4.5C4.6C4.7UTILITY PLAN NE - STORM SEWERUTILITY PLAN W - STORM SEWERC4.8 UTILITY PLAN NW - STORM SEWERWETLAND IMPACT PLANC2.5SITE LOCATION EXHIBITC2.6SITE SURVEY 2 OF 7V1.1SITE SURVEY 3 OF 7V1.2SITE SURVEY 4 OF 7V1.3SITE SURVEY 5 OF 7V1.4SITE SURVEY 6 OF 7V1.5SITE SURVEY 7 OF 7V1.6LT1.0SITE LIGHTING PLAN REVISION SUMMARYDATEDESCRIPTIONV1.0SITE SURVEY. .. .. .. .. .. . NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEREMOVALS LEGEND:TREE PROTECTIONREMOVAL OF PAVEMENT AND ALL BASE MATERIAL,INCLUDING BIT., CONC., AND GRAVEL PVMTS.REMOVAL OF STRUCTURE INCLUDING ALLFOOTINGS AND FOUNDATIONS.TREE REMOVAL - INCLUDING ROOTS AND STUMPSCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202048776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.3/15/2101" = 80'-0"80'-0"40'-0"NREVISION SUMMARYDATEDESCRIPTIONC1.0TREE PRESERVATION &REMOVALS PLANOVERALL. .. .. .. .. .. .Know what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALREMOVE CURB AND GUTTER. IF IN RIGHT-OF-WAY,COORDINATE WITH LOCAL GOVERNING UNIT.REMOVAL NOTES:1.SEE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) PLAN FOR CONSTRUCTION STORM WATER MANAGEMENT PLAN.2.REMOVAL OF MATERIALS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH MNDOT, STATE AND LOCAL REGULATIONS.3.REMOVAL OF PRIVATE UTILITIES SHALL BE COORDINATED WITH UTILITY OWNER PRIOR TO CONSTRUCTION ACTIVITIES.4.EXISTING PAVEMENTS SHALL BE SAWCUT IN LOCATIONS AS SHOWN ON THE DRAWINGS OR THE NEAREST JOINT FOR PROPOSED PAVEMENTCONNECTIONS.5.REMOVED MATERIALS SHALL BE DISPOSED OF TO A LEGAL OFF-SITE LOCATION AND IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS.6.ABANDON, REMOVAL, CONNECTION, AND PROTECTION NOTES SHOWN ON THE DRAWINGS ARE APPROXIMATE. COORDINATE WITH PROPOSEDPLANS.7.EXISTING ON-SITE FEATURES NOT NOTED FOR REMOVAL SHALL BE PROTECTED THROUGHOUT THE DURATION OF THE CONTRACT.8.PROPERTY LINES SHALL BE CONSIDERED GENERAL CONSTRUCTION LIMITS UNLESS OTHERWISE NOTED ON THE DRAWINGS. WORK WITHINTHE GENERAL CONSTRUCTION LIMITS SHALL INCLUDE STAGING, DEMOLITION AND CLEAN-UP OPERATIONS AS WELL AS CONSTRUCTIONSHOWN ON THE DRAWINGS.9.MINOR WORK OUTSIDE OF THE GENERAL CONSTRUCTION LIMITS SHALL BE ALLOWED AS SHOWN ON THE PLAN AND PER CITY REQUIREMENTS.10.DAMAGE BEYOND THE PROPERTY LIMITS CAUSED BY CONSTRUCTION ACTIVITY SHALL BE REPAIRED IN A MANNER APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT OR IN ACCORDANCE WITH THE CITY.11.PROPOSED WORK (BUILDING AND CIVIL) SHALL NOT DISTURB EXISTING UTILITIES UNLESS OTHERWISE SHOWN ON THE DRAWINGS ANDAPPROVED BY THE CITY PRIOR TO CONSTRUCTION.12.SITE SECURITY MAY BE NECESSARY AND PROVIDED IN A MANNER TO PROHIBIT VANDALISM, AND THEFT, DURING AND AFTER NORMAL WORKHOURS, THROUGHOUT THE DURATION OF THE CONTRACT. SECURITY MATERIALS SHALL BE IN ACCORDANCE WITH THE CITY.13.VEHICULAR ACCESS TO THE SITE SHALL BE MAINTAINED FOR DELIVERY AND INSPECTION ACCESS DURING NORMAL OPERATING HOURS. ATNO POINT THROUGHOUT THE DURATION OF THE CONTRACT SHALL CIRCULATION OF ADJACENT STREETS BE BLOCKED WITHOUT APPROVALBY THE CITY PRIOR TO CONSTRUCTION ACTIVITIES.14.ALL TRAFFIC CONTROLS SHALL BE PROVIDED AND ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFICCONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO, SIGNAGE, BARRICADES, FLASHERS, ANDFLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL REMAIN OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTEDWITHOUT APPROVAL BY THE CITY.15.SHORING FOR BUILDING EXCAVATION MAY BE USED AT THE DISCRETION OF THE CONTRACTOR AND AS APPROVED BY THE OWNERSREPRESENTATIVE AND THE CITY PRIOR TO CONSTRUCTION ACTIVITIES.16.STAGING, DEMOLITION, AND CLEAN-UP AREAS SHALL BE WITHIN THE PROPERTY LIMITS AS SHOWN ON THE DRAWINGS AND MAINTAINED IN AMANNER AS REQUIRED BY THE CITY.17.ALL EXISTING SITE TRAFFIC/REGULATORY SIGNAGE TO BE INVENTORIED AND IF REMOVED FOR CONSTRUCTION SHALL BE RETURNED TO LGU.18.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FORUTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT AREDAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.CITY OF CORCORAN REMOVAL NOTES:1.RESERVED FOR CITY SPECIFIC REMOVAL NOTES.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:DRIPLINE WIDTH1REMOVAL OF WOODS AND SCRUB TREESTREE PRESERVATION & REMOVALS:·EXISTING ON-SITE WOODED AREA: 338,140 SF·REMOVED ON-SITE WOODED AREA: 300,131 SF (89%)·SAVED ON-SITE WOODED AREA: 38,009 SF (11%)·INDIVIDUAL ON-SITE TREES REMOVED OVER 8" NOTIN WOODS: (100% SITE REMOVALS)9" SPRUCE9" SPRUCE10" SPRUCE16" SPRUCE16" SPRUCE18" SPRUCE3-10" TREE2-10" CRAB12" CRAB30" OAK2-31" OAK2-34" OAKDLTREE PROTECTIONN T S25'POSTSANDFENCINGEXTEND FENCE 25'BEYOND DRIPLINEWHERE POSSIBLETREEPROTECTIONSIGN, TYP.TREE DRIPLINE,ORCONSTRUCTIONLIMITSFURNISH A AND INSTALL TEMPORARY FENCE AT THE TREE'S DRIP LINE ORCONSTRUCTION LIMITS AS SHOWN ON PLAN, PRIOR TO ANY CONSTRUCTION. WHEREPOSSIBLE PLACE FENCE 25' BEYOND DRIP LINE. PLACE TREE PROTECTION SIGN ONPOSTS, ONE PER INDIVIDUAL TREE (FACING CONSTRUCTION ACTIVITY), OR ONE EVERY100' LF ALONG A GROVE OR MULTI-TREE PROTECTION AREA. LOT 11.88 ACLOT 14.65 ACNEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEFEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDLOT 22.14 ACPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK30' BLDG. STBK2 25' BLDG. STBK25' BLDG. STBK30' BLDG. STBK25' BLDG. STBK100' BLDG. STBK30' BLDG. STBK 30' BLDG. STBK 25' BLDG. STBK25' BLDG. STBK100' BLDG. STBK25' BLDG. STBK25' BLDG. STBK3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101 NOPARKINGMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)NOPARKINGBSTR.PUMPSTATION11BLOCK 1BLOCK 2BLOCK 1 BLOCK 3 BLOCK 312PONDGHOST PLATGHOST PLATNOPARKINGNOPARKINGOTL. B0.05 ACOTL. A0.32 ACOTL. C9.61 ACOTL. C9.61 ACOTL. D0.07 ACPOND/ FILTRATIONBASIN 1D30' BLDG. STBK25' BLDG. STBKOTL. E0.009 ACNOPARKINGNOPARKINGCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS25' BLDG. STBKLOT 20.31 AC25' BLDG. STBK25' BLDG. STBK1314151617182019CONSTRUCTIONLIMITSCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLANOVERALL. .. .. .. .. .. .SITE AREA TABLE:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY OF CORCORAN NOTES:1.RESERVED FOR CITY SPECIFIC NOTES.CITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.1.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO,LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR ISRESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TOLOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.2.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT.3.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS.4.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERSREPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.5.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THEFIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.6.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TOBUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.7.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECTPRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS,PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TOREJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.8.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL.9.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OFCROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCALGOVERNING BODIES.10.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.11.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.12.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.13.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.14.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.15.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.16.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.17.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS.18.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITYLOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.SITE LAYOUT NOTES:OPERATIONAL NOTES:BLOCK 1, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 1, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.Zoning:Existing Zoning: RMF-2 ( Mixed Residential District, 8-10 u/a)2040 Land Use Guide:Mixed ResidentialProposed Zoning/ Land Use:PUDOverall Net Density:198 units/lots (10 u/a)Block 1, Lot 1, Kid Day Care: 0 unitsBlock 1, Lot 2, Memory Care: 0 unitsBlock 2, Lot 1, Senior Living:102 units Block 3, Villa SF lots 50' x 125' min.: 20 lotsTYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF R300'60'28'F-F14 1743 PARKING STALLS 87319 PARKING STALLSR 1 5 '32'R184.5'18'9'26'R5'26'LOT LINENEW ROW LINE7'75.8'151'BIT. PVMT.,TYPB612C&G,TYP.PVMT. STRIPINGTYP.CONC. WALK, TYPACCESSIBLE PARKINGSPACE, INCL.SIGNAGE, STRIPINGAND RAMPSMONUMENTSIGNROW LINEROW LINELOT LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE RIBBONCURB6' TALLORNAMENTALFENCEB618 CONC.CURB, TYPB618 CONC.CURB, TYPSURMOUNTABLECONC. CURB,TYPROW LINECROSSWALKSTRIPING, TYPNEW ROW LINEST26'9'18'R5'HC5' CONC.WALK, TYPPVMT.STRIPINGTYP.R20.7' R2 5 0 'R250'R40'R4 0 '12'2'12'12' 2'12'12'14'60' 28' F-F OTL. A0.32 ACR300'8' BIT. TRAIL, TYPR40'R4 0 '2'12'12' 2'12'12'14'25' BLDG. STBK25' PKG. STBK25' BLDG. STBK30' BLDG. STBK50' PKG. STBK10' PKG. STBK25' PKG. STBK25' BLDG. STBK25' PKG. STBK100' BLDG. STBK10' PKG. STBK30' BLDG. STBK30' BLDG. STBK50' PKG. STBK100' BLDG. STBKNOPARKINGMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)NOPARKINGBSTR.PUMPSTATIONBLOCK 1BLOCK 2BLOCK 1GHOST PLAT939'18' 26'FIRE LANETURN AROUNDMONUMENT SIGN4' TALLORNAMENTALFENCE5' CONC. WALK, TYPSTSTB612 C&G, TYP.ACCESS EASEMENTLINE10' PKG. STBK4' GATE4' GATE7' CONC.WALK, TYPRIBBON CURB26'7' CONC.WALK, TYPD&U EASEMENTLINED&U EASEMENTLINED&U EASEMENTLINED&U EASEMENTLINED&U EASEMENTLINED&U EASEMENT LINE12'PED. RAMP (TYP.)STREETLIGHT (TYP.)10' CURBTRANSITION (TYP.)10' CURBTRANSITION (TYP.)10' CURBTRANSITION (TYP.)STRIPING, YELLOW(TYP.)STRIPING, YELLOW(TYP.)PED. RAMP(TYP.)STREETLIGHT (TYP.)STREETLIGHT (TYP.)R20'11'5'CONC. WALK,TYP6' TALL ORNAMENTALFENCE6' TALL ORNAMENTAL FENCE7'26'26'R5'R6'R15'5'26'R15'R48.4'R16'R3'R12'R3'SURMOUNTABLECONC. CURB, TYPGATEGATEGATEGATELOT 11.88 ACLOT 22.14 ACLOT LINE STRIPING (TYP.)STRIPING (TYP.)STRIPING (TYP.)HEAVY DUTY BIT. PVMT. MATCHEXISTING PAVEMENT SECTION (TYP.)HEAVY DUTY BIT. PVMT.MATCH EXISTING PAVEMENTSECTION (TYP.)2' GRAVEL SHOULDER (TYP.)2' GRAVELSHOULDER (TYP.)B618 CONC.CURB, TYPB618 CONC.CURB, TYPSTRIPING (TYP.)EXISTING STRIPING(TYP.)1PLAYGROUNDAREARETAININGWALLMONUMENT SIGNPOND/ FILTRATIONBASIN 1DTRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSMONUMENT SIGNSTREET LIGHT (TYP.)STREET LIGHT (TYP.)ACCESSIBLE ROUTEARROW. DO NOT PAINT,FOR CODE REVIEWONLY, TYP.ACCESSIBLE PARKINGSPACE, INCL. SIGNAGE,STRIPING AND RAMPS,TYP.HCHC6' CURB TAPER (TYP.)DEVELOPMENTSIGN5' CONC.WALK, TYP5' CONC.WALK, TYP8' BIT. TRAIL,TYP8' BIT. TRAIL,TYP8' BIT. TRAIL,TYPRET. WALLTRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSNOPARKINGNOPARKINGCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS22275 SURFACEPARKING STALLSB612 C&G, TYP.MONUMENTSIGND&U EASEMENTLINEST74TH AVENUED&U EASEMENTLINE74TH AVENUEROW LINEROW LINE20' WIDE BIT. FIRE LANEBOOSTER STATIONBY CITY.7LOT LINEB612 C&G, TYP.CONC.WALK,TYPLOT 14.65 ACACCESSIBLE RAMP (TYP.)3' CURB TAPER (TYP.)RETAININGWALLSTREET LIGHT (TYP.)6" SHOE FORMEDBITUMINOUS CURB,PER CITY DETAIL, TYP.CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAPLOT LINE25' BLDG. STBKLOT 20.31 AC25' BLDG. STBK25' BLDG. STBK28,922 SF8,550 SF 60'X13' BOCCECOURTCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC2.1SITE PLAN SE. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL. R300' 60' 28' F-F R30'R94.1 '1443 PARKING STALLS 87319 PARKING STALLSR1 5 '32'R184.5'18'9'26'R5'26'7'75.8'CONC. WALK, TYPACCESSIBLE PARKINGSPACE, INCL.SIGNAGE, STRIPINGAND RAMPSMONUMENTSIGN18'9'26'20'20'ROW LINEROW LINELOT LINEPROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE RIBBONCURB6' TALLB618 CONC.CURB, TYPB618 CONC.CURB, TYPSURMOUNTABLECONC. CURB,TYPCROSSWALKST26'9'18'R5'HC5' CONC.WALK, TYPR20.7' R2 5 0 ' 60' 28' F-F OTL. A0.32 ACR300'8' BIT. TRAIL, TYPWETLAND LINEBUFFER LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK25' PKG. STBK25' BLDG. STBK25' BLDG. STBK30' BLDG. STBK10' PKG. STBK25' PKG. STBK25' BLDG. STBK25' PKG. STBK10' PKG. STBK 25' BLDG. STBK25' BLDG. STBKNOPARKINGMEMORY CARE(20,781 SF)NOPARKINGBSTR.PUMPSTATION10' PKG. STBKOHWLOT LINEBLOCK 2GHOST PLAT3MONUMENT SIGNSTB612 C&G, TYP.4' GATE7' CONC.WALK, TYPRIBBON CURB26'7' CONC.WALK, TYPD&U EASEMENTLINED&U EASEMENTLINED&UEASEMENTLINED&U EASEMENT LINESTREETLIGHT (TYP.)10' CURBTRANSITION (TYP.)STRIPING, YELLOW(TYP.)PED. RAMP(TYP.)STREETLIGHT (TYP.)STREETLIGHT (TYP.)R20'5'6' TALL ORNAMENTAL FENCENOPARKINGNOPARKING10' PKG. STBK9'26'26'20'R5'R12'R1 2 'R5'R3'R5'R6'R15'R5'R25' R21'R6'R6 ' R 1 5 'R15'R3'R3'R5'7' 5'5'26'26'26'R15'R48.4'R16'R3'R12'R3'SURMOUNTABLECONC. CURB, TYPGATEGATELOT LINE 1RETAININGWALLR35'R100'R55'WETLAND LINEBUFFER LINESURMOUNTABLECONC. CURB,TYPROW LINEFEMA LINETRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSSTREETLIGHT (TYP.)STREET LIGHT (TYP.)ACCESSIBLE PARKINGSPACE, INCL. SIGNAGE,STRIPING AND RAMPS,HC6' CURB TAPER (TYP.)5' CONC.WALK, TYP5' CONC.WALK, TYP8' BIT. TRAIL,TYP8' BIT. TRAIL,TYPRET. WALLTRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSNOPARKINGNOPARKING CONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITS20' WIDE BIT. FIRE LANE222ACCESSIBLE ROUTEARROW. DO NOTPAINT, FOR CODEREVIEW ONLY, TYP.75 SURFACEPARKING STALLSBIT. PVMT.,TYPB612 C&G, TYP.PVMT. STRIPINGTYP.CONC. WALK, TYPACCESSIBLE PARKING SPACE,INCL. SIGNAGE, STRIPING ANDRAMPS, TYP.MONUMENTSIGNLOT LINERIBBON CURBRIBBON CURBD&U EASEMENTLINED&U EASEMENTLINE150' STBK. LINEFROM OHWST74TH AVENUELOT LINED&U EASEMENTLINEWETLAND LINEBUFFER LINEWETLAND LINEBUFFER LINE74TH AVENUEROW LINEROW LINED&U EASEMENT LINE20' WIDE BIT. FIRE LANEWATERLINE(AT TIME OF SURVEY)FEMA LINEBOOSTER STATIONBY CITY.781410410GARDENLOT LINE B612 C&G, TYP.B612 C&G, TYP.CONC.WALK,TYPCONCRETEPATIOBIT. PVMT. MATCH CURRENTDRIVE LOCATION.FIRE LANESIGN, TYP.LOT 14.65 ACACCESSIBLE RAMP (TYP.)3' CURB TAPER (TYP.)RETAININGWALL4' TALL ORNAMENTAL FENCE &GUARDRAIL, TYPRETAININGWALL, TYPSTREET LIGHT (TYP.)STREET LIGHT (TYP.)HCHCHCHCRETAININGWALL6" SHOE FORMEDBITUMINOUSCURB PER CITYDETAIL, TYP.6" SHOE FORMEDBITUMINOUS CURB,PER CITY DETAIL, TYP.INSTALLSALVAGEDGUARD RAIL3' BIT. CURB CUT, W/CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAPLOT LINE25' BLDG. STBKLOT 20.31 AC25' BLDG. STBK25' BLDG. STBK21350'x60'PAD1440'x70'PAD1540'x70'PAD1640'x70'PAD1740'x70'PAD7,199 SF8,922 SF8,550 SF7,153 SF6,606 SF 11,781 SF 14,714 SF60'X13' BOCCECOURTFILTRATIONBASIN 1CCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC2.2SITE PLAN NE. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL. 60'28'F-FROW LINEROW L INE LOT LINEPRO P E R T Y L I N E PROPERTY LINEPROPERTY LINEPROPERTY LINE B618 CONC.CURB, TYPB618 CONC.CURB, TYP5' CONC.WALK, TYPOTL. A0.32 ACR300'R300'ROW L INE ROW L INE PRO P E R T Y L I N E PROPERTY LINE PROPERTY LINEPROPERTY LINE8' BIT. TRAIL, TYP8' BIT. TRAIL, TYPWETLAND LINEBUFFER LINEOTL. B0.05 AC74TH AVENUE 30' B L D G . S T B K 40'x70' PAD 2 30' BLDG. STBK50' PKG. STBK10' PKG. STBK100' BLDG. STBK25' BLDG . STBK25' PKG . STBK25' BLDG. STBK60'30.3'B-B2 5 ' B L D G . S T B K 40'x 7 0 ' PAD 3 4 5 6 7 8 9 40'x70' PAD 1 MEMORY CARE(20,781 SF)40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD BLOCK 1 BLOCK 3 PONDGHOST PLATGHOST PLAT4' TALLORNAMENTALFENCEB612 C&G, TYP.ROW L I N ECONNECT INTOEXISTING TRAIL, TYP4' GATE4' GATE7' CONC.WALK, TYPRIBBON CURBD&U EASEMENTLINED&U EASEMENTLINED&UEASEMENTLINED&U EASEMENT LINER20.7'STRIPING, YELLOW(TYP.)10' CURBTRANSITION(TYP.)PED. RAMP(TYP.)STRIPING, YELLOW (TYP.)CROSSWALKSTRIPING, TYPSTREETLIGHT (TYP.)CONNECT INTOEXISTING ROAD, TYPSURMOUNTABLECONC. CURB, TYPLOT 22.14 ACRETAININGWALLRETAINING WALL (TYP.)R100'STSURMOUNTABLECONC. CURB,TYPR O W L I N E ROW LINEROW L I N EROW LINETRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILS30' B L D G . S T B K 25' B L D G . S T B K MONUMENT SIGNSTREETLIGHT (TYP.)STREET LIGHT (TYP.)5' CONC.WALK, TYPOTL. E0.009 ACCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1350'x60'PAD1440'x70'PAD1540'x70'PAD1640'x70'PAD1740'x70'PAD1840'x70'PAD2040'x70'PAD1940'x70'PADR100'R150'Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC2.3SITE PLAN W. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.TYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF 18'9'26'PROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINE PROPERTY LINEPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINE WETLAND LINEBUFFER LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK25' BLDG. STBK25' BLDG. STBK PONDPONDWETLANDWETLANDWETLAND5 6 7 8 9 10 10' PKG. STBKOHW11 LOT LINE40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PADBLOCK 31240'x 7 0 ' PAD ROW LINE D&UEASEMENTLINEPARKING10' PKG. STBK20'R5'R12'R1 2 ' R3'R6'R6 'R15'R5'26'26'R35'R100'R55'WETLAND LINEBUFFER LINE150' STBK. LINEFROM OHWLOT LINESURMOUNTABLECONC. CURB,TYPROW LINE ROW LINEOTL. C9.61 ACOTL. C9.61 ACWETLAND LINEBUFFER LINEFEMA LINEFEMA LINEWATER LINE ATTIME OF SURVEY30' BLDG. STBK STREETLIGHT (TYP.)CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITS20' WIDE BIT. FIRE LANEBIT. PVMT.,TYPRIBBON CURBLOT LINED&U EASEMENTLINEWETLAND LINEBUFFER LINED&U EASEMENT LINE81410GARDENB612 C&G, TYP.BIT. PVMT. MATCH CURRENTFIRE LANESIGN, TYP.4' TALL ORNAMENTAL FENCE &GUARDRAIL, TYPRETAININGWALL, TYPSTREET LIGHT (TYP.)HCRETAININGWALL1350'x60'PAD1440'x70'PAD1540'x70'PAD1640'x70'PAD40'x70'PAD8' BIT. TRAIL, TYPR100'R150'CONSTRUCTIONLIMITSCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC2.4SITE PLAN NW. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.TYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF 2' Gutter2' Gutter SHORELANDOVERLAY LINELIFTSTATIONLAKELOT 11.88 ACLOT 14.65 ACNEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEPOND /FILTRATIONBASIN 1APOND /FILTRATIONBASIN 1BFEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLED20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDLOT 22.14 ACPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 10 1 MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATIONOHW11 MET COUNCILPROPERTY1.22 AC12 PONDGHOST PLATGHOST PLATOTL. B0.05 ACOTL. A0.32 ACOTL. C9.61 ACOTL. C9.61 ACOTL. D0.07 ACPOND/ FILTRATIONBASIN 1DPOND/ FILTRATIONBASIN 1APUD ZONINGPUD ZONINGRSF-2 ZONINGURBAN RESERVEZONINGOTL. E0.009 ACLOT 20.31 AC1314151617182019Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC2.6SITE LOCATION EXHIBIT. .. .. .. .. .. .0150'-0"75'-0"1" = 150'-0"NKnow what'sbelow.before you dig.CallR NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEOTL. A(521,789 SF)15.0'15.0'60.0' 32.0'B-B FEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLED20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATIONOHW11 12POND/ FILTRATIONBASIN 1DCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1314151617182019CONSTRUCTIONLIMITSEOF=988.90EOF=967.70Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202048776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC3.0GRADING PLANOVERALL. .. .. .. .. .. .1.SEE SITE PLAN FOR HORIZONTAL LAYOUT & GENERAL GRADING NOTES.2.THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION (INCLUDING BUT NOT LIMITED TO SITE PREPARATION, SOILCORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOILTESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALLREQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.3.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATIONSYSTEM (NPDES) PERMIT REQUIREMENTS & PERMIT REQUIREMENTS OF THE CITY.4.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FORUTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.5.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE NOTED.6.GRADES OF WALKS SHALL BE INSTALLED WITH 5% MAX. LONGITUDINAL SLOPE AND 1% MIN. AND 2% MAX. CROSS SLOPE, UNLESS OTHERWISENOTED.7.PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS. MAXIMUM SLOPES IN MAINTAINED AREAS IS 4:18.PROPOSED RETAINING WALLS, FREESTANDING WALLS, OR COMBINATION OF WALL TYPES GREATER THAN 4' IN HEIGHT SHALL BE DESIGNEDAND ENGINEERED BY A REGISTERED RETAINING WALL ENGINEER. DESIGN DRAWINGS SHALL BE SUBMITTED FOR REVIEW AND APPROVALPRIOR TO CONSTRUCTION.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF GRADE STAKES THROUGHOUT THE DURATION OF CONSTRUCTION TOESTABLISH PROPER GRADES. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR A FINAL FIELD CHECK OF FINISHED GRADES ACCEPTABLETO THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO TOPSOIL AND SODDING ACTIVITIES.10.IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO ANAREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE.11.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. THECONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED INEMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. THE CONTRACTOR SHALL SUBCUT CUT AREAS, WHERETURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUMDEPTH OF 6 INCHES.12.FINISHED GRADING SHALL BE COMPLETED. THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDINGADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPESBETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEEN FINISHGRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVEBECOME RUTTED BY TRAFFIC OR ERODED BY WATER OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THECONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEWWORK.13.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE STREET AND/OR PARKING AREA SUBGRADE. THECONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THEDIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. THE SOILS ENGINEER SHALLDETERMINE WHICH SECTIONS OF THE STREET OR PARKING AREA ARE UNSTABLE. CORRECTION OF THE SUBGRADE SOILS SHALL BECOMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. NO TEST ROLL SHALL OCCUR WITHIN 10' OF ANYUNDERGROUND STORM RETENTION/DETENTION SYSTEMS.14. TOLERANCES14.1.THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THEPRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE.14.2.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE.14.3.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESSDIRECTED OTHERWISE BY THE ENGINEER.14.4.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.15.MAINTENANCE15.1.THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION, AND KEEP AREA FREE OF TRASH AND DEBRIS.15.2.CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIED TOLERANCES. DURINGTHE CONSTRUCTION, IF REQUIRED, AND DURING THE WARRANTY PERIOD, ERODED AREAS WHERE TURF IS TO BE ESTABLISHED SHALL BERESEEDED AND MULCHED.15.3.WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION OPERATIONS OR ADVERSE WEATHER,CONTRACTOR SHALL SCARIFY, SURFACE, RESHAPE, AND COMPACT TO REQUIRED DENSITY PRIOR TO FURTHER CONSTRUCTION.GENERAL GRADING NOTES:1.0' CONTOUR ELEVATION INTERVALGRADING PLAN LEGEND:SPOT GRADE ELEVATION GUTTERSPOT GRADE ELEVATION TOP OF CURBSPOT GRADE ELEVATION BOTTOM OF STAIRS/TOP OF STAIRSGROUNDWATER INFORMATION:CITY OF CORCORAN GRADING NOTES:1.RESERVED FOR CITY SPECIFIC GRADING NOTES.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALSPOT GRADE ELEVATION (GUTTER/FLOW LINEUNLESS OTHERWISE NOTED)CURB AND GUTTER (T.O = TIP OUT)EMERGENCY OVERFLOWEOF=1135.52TOPER GEOTECHNICAL REPORT BY HAUGO GEOTECHNICAL SERVICES, DATED 08-07-2018GROUNDWATER WAS OBSERVED AT ELEVATIONS RANGING FROM 978.50 TO 985.50THE BORINGS & GROUNDWATER ARE AS FOLLOWS:SB-3NONE ENCOUNTEREDSB-8NONE ENCOUNTEREDSB-4978.50SB-9NONE ENCOUNTEREDSB-5985.50SB-10NONE ENCOUNTEREDSB-6NONE ENCOUNTEREDSB-11NONE ENCOUNTEREDSB-7NONE ENCOUNTEREDSB-13NONE ENCOUNTEREDPROPOSED FOOTING DRAIN TILE INVERT ELEVATION = XXX.XXSPOT GRADE ELEVATION MATCH EXISTINGGRADE BREAK - HIGH POINTS NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEFEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101 MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATION11 12 POND/ FILTRATIONBASIN 1DCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1314151617182019CONSTRUCTIONLIMITSEOF=988.90EOF=967.70Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202048776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONC4.0UTILITY PLANOVERALL. .. .. .. .. .. .GENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF CORCORAN UTILITY NOTES:1.RESERVED FOR CITY SPECIFIC UTILITY NOTES.01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP1. SEE SITE PLAN FOR HORIZONTAL DIMENSIONS AND LAYOUT.2. CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROMTHE PLANS.3. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACEANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.4. UTILITY INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN ANDSERVICE LINE INSTALLATION" AND "SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITYENGINEERS ASSOCIATION OF MINNESOTA (CEAM), AND SHALL CONFORM WITH THE REQUIREMENTS OF THE CITY AND THEPROJECT SPECIFICATIONS.5. CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT THE DIRECTION OF THE OWNER.6. ALL WATER PIPE SHALL BE PVC PER CITY OF CORCORAN STANDARDS, EXCEPT HYDRANT LEADS SHALL BE DIP.7. ALL SANITARY SEWER SHALL BE SDR 26 POLYVINYL CHLORIDE (PVC) ASTM D3034 & F679, OR SCH 40 ASTM D1785, 2665, ASTMF794, 1866) UNLESS OTHERWISE NOTED.8. ALL STORM SEWER PIPE SHALL BE HDPE ASTM F714 & F2306 WITH ASTM D3212 SPEC FITTINGS UNLESS OTHERWISE NOTED.9. PIPE LENGTHS SHOWN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF FLARED END SECTION.10. UTILITIES ON THE PLAN ARE SHOWN TO WITHIN 5' OF THE BUILDING FOOTPRINT. THE CONTRACTOR IS ULTIMATELYRESPONSIBLE FOR THE FINAL CONNECTION TO BUILDING LINES. COORDINATE WITH ARCHITECTURAL AND MECHANICAL PLANS.11. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BESUMPED 0.15 FEET PER DETAILS. RIM ELEVATIONS SHOWN ON THIS PLAN DO NOT REFLECT SUMPED ELEVATIONS.12. ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.13. HYDRANT TYPE, VALVE, AND CONNECTION SHALL BE IN ACCORDANCE WITH CITY REQUIREMENTS. HYDRANT EXTENSIONS AREINCIDENTAL.14. A MINIMUM OF 8 FEET OF COVER IS REQUIRED OVER ALL WATERMAIN, UNLESS OTHERWISE NOTED. EXTRA DEPTH MAY BEREQUIRED TO MAINTAIN A MINIMUM OF 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. EXTRA DEPTHWATERMAIN IS INCIDENTAL.15. A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALLUTILITIES, UNLESS OTHERWISE NOTED.16. ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS AND COORDINATED WITH THECITY PRIOR TO CONSTRUCTION.17.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED.18. COORDINATE LOCATIONS AND SIZES OF SERVICE CONNECTIONS WITH THE MECHANICAL DRAWINGS.19. COORDINATE INSTALLATION AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITH ADJACENT CONTRACTORS AND CITYSTAFF.20. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL PAVEMENTCONNECTIONS SHALL BE SAWCUT. ALL TRAFFIC CONTROLS SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BEESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) ANDTHE CITY. THIS SHALL INCLUDE BUT NOT BE LIMITED TO SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALLPUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT APPROVALBY THE CITY.21. ALL STRUCTURES, PUBLIC AND PRIVATE, SHALL BE ADJUSTED TO PROPOSED GRADES WHERE REQUIRED. THE REQUIREMENTSOF ALL OWNERS MUST BE COMPLIED WITH. STRUCTURES BEING RESET TO PAVED AREAS MUST MEET OWNERSREQUIREMENTS FOR TRAFFIC LOADING.22. CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.23. CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES. COORDINATE THE INSTALLATION OFIRRIGATION SLEEVES NECESSARY AS TO NOT IMPACT INSTALLATION OF UTILITIES.24. CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMIT THESE PLANS TO ENGINEERUPON COMPLETION OF WORK.25.ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT. APPROVED RESILIENTRUBBER JOINTS MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, OR OTHER STRUCTURES.26.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BETESTED IN ACCORDANCE WITH MN RULES, CHAPTER 4714, SECTION 1109.0.27.FOR ALL SITES LOCATED IN CLAY SOIL AREAS, DRAIN TILE MUST BE INSTALLED AT ALL LOW POINT CATCH BASINS 25' IN EACHDIRECTION. SEE PLAN AND DETAIL. INSTALL LOW POINT DRAIN TILE PER PLANS AND GEOTECHNICAL REPORTRECOMMENDATIONS AND REQUIREMENTS. REVISION SUMMARYDATEDESCRIPTIONLT1.0SITE LIGHTING PLAN. .. .. .. .. .. .Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .2020Know what'sbelow.before you dig.CallR NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEFILTRATIONFEMA FLOODPLAIN LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101 MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATION11 12 POND/ FILTRATIONBASIN 1DPOND/ FILTRATIONBASIN 1ACONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1314151617182019CONSTRUCTIONLIMITSEOF=988.90EOF=967.70INLETPROTECTION ATCATCH BASINS,TYPINLET PROTECTION ATCATCH BASINS, TYPPLACE EROSION CONTROLBLANKET ON ALL SLOPES 4:1OR STEEPER, TYP. (MNDOTCATEGORY 3)CONSTRUCTIONENTRANCEPERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.CONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.CONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.CONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.CONSTRUCTIONENTRANCEINLET PROTECTION ATCATCH BASINS, TYPPROVIDE REDUNDANTPERIMETER EROSIONCONTROL ALONGWETLAND EDGE WHEREBUFFER TO REMAIN ISLESS THAN 50'.PROVIDE REDUNDANTPERIMETER EROSIONCONTROL ALONGWETLAND EDGE WHEREBUFFER TO REMAIN ISLESS THAN 50'.PLACE EROSION CONTROLBLANKET ON ALL SLOPES 4:1OR STEEPER, TYP. (MNDOTCATEGORY 3)PROVIDE PERIMETER EROSIONCONTROL ALONG POND ONCECONSTRUCTED.PROVIDE PERIMETER EROSIONCONTROL ALONG POND ONCECONSTRUCTED.PERIMETER EROSIONCONTROL ATCONSTRUCTIONLIMITS, TYP.Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202048776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.3/15/21REVISION SUMMARYDATEDESCRIPTIONSW1.1SWPPP - PROPOSEDCONDITIONS. .. .. .. .. .. .01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRLEGEND:EX. 1' CONTOUR ELEVATION INTERVALINLET PROTECTIONSTABILIZED CONSTRUCTION ENTRANCEDRAINAGE ARROW1.0' CONTOUR ELEVATION INTERVALSILT FENCE / BIOROLL - GRADING LIMITEROSION CONTROL BLANKET S88°50'44"W 305.00S01°09'16"E 175.00 N88°50'44"E 305.00N01°09'16"W 175.00 S88°50'44"W 168.59S89°09'17"E 670.07S01°09'16"E 1325.73 75.74 S00°17'10"E345.90Δ=10°00'33"R=1980.04N83°33'44"W 334.45N00°10'59"W38.85S01°09'16"E1085.00N00°49'56"W 241.21 S88°50'44"W 551.60N26°02'57"E 1219.94S67°31'58"E22.56209.98Δ=40°06'09"R=300.00N72°21'53"E 234.13112.73Δ=21°31'47"R=300.00S86°06'20"E 169.3746.34Δ=8°51'03"R=300.00S77°15'17"E 190.75337.09R=250.00Δ=77°15'17"S0°00'00"E 84.29 40.41N63°30'53"E28.94Δ=8°59'14"R=184.5074THAVENUES88°50'44"W 557.70Line Parallel with the East Line ofSec. 25, Twp. 119, Rng. 23 East Line of the SE 1/4 of the NE 1/4 of Sec. 25, Twp. 119, Rng. 23 East Line of the W 1/2 of the SE 1/4 of theNE 1/4 of Sec. 25, Twp. 119, Rng. 23;and the West Line of the E 1/2 of the SE 1/4of the NE 1/4 of Sec. 25, Twp. 119, Rng. 23 Found 1/2 Inch Iron Pipe with Cap #44890NW Corner of E 1/2 of the SE 1/4 of theNE 1/4 of Sec. 25, Twp. 119, Rng. 23Found 3 Inch Open Iron PipeSE Corner of E 1/2 of the SE 1/4 ofthe NE 1/4 of Sec. 25, Twp. 119, Rng. 23(LARKIN ROAD)C.S.A.H. NO. 1038.85 16.40S Line of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23;and the N Line of the NE 1/4 of theSE 1/4 of Sec. 25, Twp. 119, Rng. 23N Line of C.S.A.H. NO. 10(LARKIN ROAD) per HENNEPIN COUNTYSTATE AID HIGHWAY NO. 10 PLAT 855.25 S86°06'20"E 679.35322.86281.8014.55 20.49 950.58168.04 86.33 90.83Δ=18°35'14"12.9315.36Δ=5°41'42"296.64Δ=77°15'17"82.25 N03°53'40"E 304.99 133.2290.04N06°32'00"W52.32Δ=11°06'07"49.14Δ=10°25'40"169.3741.71Δ=8°51'03"57.53176.9730.80161.2141.83 24.44123.52Δ=21°26'44"220.69224.81 W Line of the E 168.59 feet of theE 1/2 of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23West Line of the E 1/2 of the NE 1/4 of theSE 1/4 of Sec. 25, Twp. 119, Rng. 23Wet LandWet LandSE'ly Line of BASS LAKE CROSSING Drainage & UtilityEasement12112East Line of the NE 1/4 of the SE 1/4of Sec. 25, Twp. 119, Rng. 23N Line of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23S00°17'10"E 2580.51 N01°09'16"W1325.73NE Corner of Sec. 25, Twp. 119, Rng. 23SE Corner of Sec. 25,Twp. 119, Rng. 23OUTLOT AOUTLOT COUTLOT B123456789101112S55°37'11"E 207.17131.16287.96429.72S88°50'44"W93.42S3 3 ° 5 7 ' 2 7 " W 67. 0 0 190.75Δ=8°51'03"50.986.26N09°14'38"E 103.85206.9727.15N17°38'07"W69.4076.24Δ=43°41'04"R=100.00N84°19'42"ES76°38'27"ES63°57'03"E165.36129.91125.00125.0050.0073.8399.0743.0220.68Δ=39°29'53"186.1339.38Δ=15°16'16"34.65Δ=19°01'51"43.18Δ=9°22'57"21.2924.1050.00 Utility, Access andDrainage Easement perDoc. No. A10548351270.12221.21S01°09'16"E 390.81 Utility Easement per Doc. No. A10027482 COOK LAKEORDINARY HIGH WATER=942.1 FEET(NGVD 29 DATUM)Edge ofWet LandEdge ofWet LandCorner Falls in Water.No Monument Found or Set.NEW Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #40062Found 1/2 InchIron Pipew/Cap #23300(Width Varies)Corner Falls in Water. No Monument Found or Set. Monument Set On Line 108.60WetLandWet LandOUTLOT D70.03 N00°49'56"WN89°09'17"W 305.1177.37 Drainage & Utility EasementOver All of OUTLOT DS08°47'49"W55.7927.09S03°53'40"W 245.24 22.00 Drainage & Utility Easement Drainage & UtilityEasementDrainage & Utility EasementOver All of OUTLOT COUTLOT E51.92S17°38'07"E82.0631.2931.29Δ=21°12'44"103.66Δ=11°19'25"42.3911.10Δ=25°08'54"122.902N02°48'33"W 274.25 100.13N26°02'57"E 33.78Δ=19°21'20"R=100.00 63.87N45°24'17"E 33.66Δ=12°51'31"R=150.00 89.97N58°15'48"E 319.71Δ=279°27'07"R=65.55S63°57'03"E 162.09N80°12'43"E21.86S67°24'01"E 98.25S41°31'50"E 99.42S26°57 '59 "E33.51 S01°32'54"W 93.82 S26 ° 0 2 ' 5 7 " W 9 6 . 7 3 5 4 . 0 9 S 4 8 ° 2 8 ' 5 2 "WS80°55'16"W86.9053.67S47°20'59"W51.99S41°57'31"WS17°38'07"E39.4730.84Δ=21°31'47"124.00146.13163.1117.04 452.07 539.40 43.8439.4053.37Δ=43°41'04"52.64 47.492.51Δ=2°03'11"21.14Δ=17°22'15"31.06S63°57'03"E 139.21S63°57'03"E 125.00S63°57'03"E 144.49S63°57'03"E 196.07145.64S63°57'03"EN77°19'19"E138.28N22°35'59"E 125.00 S63°57'03"E 170.48S09°06'22"E79.50S19°48'29"E42.83S63°57'03"E 165.41S63°57'03"E 183.47S63°57'03"E 183.22S63°57'03"E 162.24N63°57'03"W 143.20S63°57'03"E 127.23S63°57'03"E26.0332.7431.14 13.2523.95Δ=20°56'15"25.14Δ=21°58'23"25.14Δ=21°58'23"52.57Δ=45°5 6 ' 5 0 "46.59Δ=40°43'21"60.54Δ=52°55'01"40.96Δ=35°48'12"S63°57'03"E44.82Δ=39°10'43"Δ=10°11'43"6.2319.81Δ=8°43'48"24.11Δ=10°37'32"55.0 0 41. 7 3 53.2145.0320.93Δ=9°59'44"32.8122.41Δ=7°07'57"N81°27'45"W65.5565.55S17°59'21"WC1C2C3C4C513.2550.00 50.00 50.00 50.00 50.00 50.00 50.00 50.00 1314151617181920Δ=14°18'17"79.5613.0630.0730.0731.53 31.08 30.0630.0625.06125.973Drainage & Utility Easement ST VICINITY MAPCook Lake Development Corcoran, Hennepin County, Minnesota Eden Prairie, Minnesota Trek Real Estate & Development PROJECTPROJECT NO.: 20011COPYRIGHT 2020 CIVIL SITE GROUP INC.cREVISION SUMMARYDATE DESCRIPTIONV2.0PRELIMINARY PLAT2-2-21 Add Outlot E2-4-21 Add Lot 3, Blk 2; Renumber Blk 2 Lots3-12-21 Lot Configuration. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.11-10-2020NCLIENT OVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAINCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BY.CJRS.PRELIMINARY PLAT GENERAL NOTESPROPERTY DESCRIPTION:All that part of Section 25, Township 119, Range 23, Hennepin County, Minnesota, described as follows:All that part of the East 1/2 of the Northeast 1/4 of the Southeast 1/4 lying North of County Road No. 10; The East 1/2 of the Southeast 1/4 of the Northeast1/4 and commencing at the Northwest corner of the East 1/2 of the Southeast 1/4 of the Northeast 1/4 of said Section; thence parallel with the East line of saidSection 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning.EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23, Hennepin County, Minnesota, described asfollows:Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter andthe point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning.DATE OF PREPARATION:11-10-2020NOTE: Background existing conditions shown hereon per survey by Sunde Land Surveying, provided to us by client.FLOOD ZONE:This property is partially contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) and partially contained in Zone A (Special FloodHazard Area Without Base Flood Elevation) per Flood Insurance Rate Map, Community Panel No. 27053C0159F, effective date of November 4, 2016.APPLICANT:Trek Real Estate & DevelopmentBeth HustadPhone: 952-914-9610Eden Prairie, MN 55347EXISTING ZONING:RSP-3 (Single & 2 Family Residential)2040 Land Use Guide: Mixed Residential (8-10 u/a)PROPOSED ZONING:PUDProposed Setbacks:See Site Plan________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.comPRELIMINARY PLAT:TREK CORCORAN160408004080SCALE IN FEETAREAS YORK PLUS GALA CRISPIN CRISPIN REGENT BRAEBURN BRAEBURN REGENT GOLDEN BRAEBURN SOUTHERN ROSE W/ SUN SOUTHERN ROSE W/ SUN HONEYCRISP HONEYCRISP HONEYCRISP SOUTHERN ROSE HONEYCRISP HARALSON FIRESIDE ROME BEAUTY BRAEBURN W/ SUN ROME BEAUTY SOUTHERN ROSE WASHINGTON ROME BEAUTY TRASH ELEC STORAGE TRASH ELEC STORAGE STORAGE ARTS & CRAFTS RR RR CLUB ROOM LOUNGE CONF. ROOM OPEN TO BELOW GARDEN STORAGE MECH RR HOBBY SHOP TRASH WATER TRASH BUILDING MAINTENANCE MECH. BICYCLE REPAIR, CLEANING, STORAGE ELEC CRISPIN CRISPIN REGENT BRAEBURN BRAEBURN REGENT GOLDEN BRAEBURN SOUTHERN ROSE W/ SUN SOUTHERN ROSE W/ SUN HONEYCRISP HONEYCRISP HONEYCRISP SOUTHERN ROSE HONEYCRISP HARALSON FIRESIDE ROME BEAUTY BRAEBURN W/ SUN ROME BEAUTY SOUTHERN ROSE WASHINGTON ROME BEAUTY TRASH ELEC STORAGE TRASH ELEC STORAGE STORAGE FITNESS OFFICE VEST. LIBRARY MAIL GREAT ROOM GUEST GUEST PARLOR LOBBY MONUMENT SIGN YORK PLUS GALA BRAEBURN GOLDEN BRAEBURN WASHINGTON CRISPIN CRISPIN REGENT BRAEBURN BRAEBURN REGENT GOLDEN BRAEBURN SOUTHERN ROSE W/ SUN SOUTHERN ROSE W/ SUN HONEYCRISP HONEYCRISP HONEYCRISP SOUTHERN ROSE HONEYCRISP HARALSON FIRESIDE ROME BEAUTY BRAEBURN W/ SUN ROME BEAUTY SOUTHERN ROSE WASHINGTON ROME BEAUTY TRASH ELEC STORAGE TRASH ELEC STORAGE STORAGE YORK PLUS GALA CRISPIN CRISPIN REGENT BRAEBURN BRAEBURN REGENT GOLDEN BRAEBURN SOUTHERN ROSE W/ SUN SOUTHERN ROSE W/ SUN HONEYCRISP HONEYCRISP HONEYCRISP SOUTHERN ROSE HONEYCRISP HARALSON FIRESIDE ROME BEAUTY BRAEBURN W/ SUN ROME BEAUTY SOUTHERN ROSE WASHINGTON ROME BEAUTY TRASH ELEC STORAGE TRASH ELEC STORAGE STORAGE BRAEBURN GOLDEN BRAEBURN WASHINGTON F.F.E.100'-0"ABC1112222223344445555566TYP.TYP.6TYP.6TYP.6TYP.7779999131311111121212114211616161417TYP.101212121214141414991413212114SIGN 'B'A44WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET119'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E100'-0"TOP OF PARAPET117'-0"F.F.E.100'-0"123414111112222333455555556TYP.6TYP.6TYP.6TYP.6TYP.6TYP.6TYP.6TYP.77774449999999910111111411111113131414212114141421141515161617TYP.131321212114212135161414SIGN 'A'A43WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET118'-0"TOP OF PARAPET121'-6"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"TOP OF PARAPET117'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"1413ELEVATION KEY NOTES1. STONE VENEER - SOUTHERN LEDGESTONE 'CHARDONNAY' BY CULTURED STONE2. COMPOSITE WOOD SHAKE SIDING - HARDIESHINGLE - STRAIGHT EDGE PANEL 'NAVAJO BEIGE' BY JAMES HARDIE3. COMPOSITE WOOD HORIZONTAL SIDING - HARDIEPLANK - SMOOTH -'KHAKI BROWN' BY JAMES HARDIE4. COMPOSITE WOOD BOARD AND BATTEN SIDING - HARDIEPANEL VERTICAL SIDING - SMOOTH - 'COBBLESTONE' WITH HARDIETRIM BOARD - SMOOTH BATTEN BOARD - 'COBBLESTONE' BY JAMES HARDIE5. PREFINISHED METAL COPING - 'WHITE'6. ALUMIUNUM STOREFRONT FRAMING / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES7. ALUMINUM DOOR / TRANSOM / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES8. HOLLOW METAL DOOR AND FRAME - PAINT TO MATCH 'DARK BRONZE'9. ARCHITECTURAL PRECAST CONCRETE SILL10. 14'-3" x 3'-7" EXTERIOR LED 'NEW HORIZON ACADEMY' AND 'SUN' SIGNAGE. SEE ELECTRICAL DRAWINGS FOR FURTHER INFORMATION.11. EIFS CORNICE - PAINT 'WHITE'12. PREFINISHED METAL SCUPPER AND 4"x6" DOWNSPOUT - 'DARK BRONZE'. CONNECT DOWNSPOUT TO UNDERGROUND STORM SEWER. SEE CIVIL DRAWINGS FOR FURTHER INFORMATION.13. LED LIGHT FIXTURE. SEE ELCTRICAL DRAWINGS FOR FURTHER INFORMATION14. 1x COMPOSITE WOOD TRIM - PAINT 'WHITE'15. 'BLACK' FABRIC AWNING. SEE DETAIL FOR FURTHER INFORMATION16. DASHED LINE DENOTES TOP OF ROOF BEYOND17. COMPOSITE WOOD DENTIL - PAINT 'WHITE'18. ARCHITECTURAL PRECAST CONCRETE COLUMN CAP19. 8x8 COMPOSITE WOOD COLUMN. SEE STRUCTURAL FOR FURTHER INFORMATION20. 4x12 COMPOSITE WOOD BEAM21. 1x COMPOSITE WOOD TRIM - PAINT 'NEW HORIZON BLUE'22. WALL MOUNTED CT CABINET - PAINT TO MATCH ADJACENT FINISH23. ELECTRICAL METER - PAINT TO MATCH ADJACENT FINISH24. 1'-0" HIGH x 2'-0" WIDE SCUPPER OPENING25. WOODEN TRASH ENCLOSURE GATE AND POST ASSEMBLY26. ROOF TOP SCREENING BEYOND. #/9A 202EXTERIOR SIGN 'A' - APPROX. 31 S.F.2'-11"8"4'-9"3'-6"6'-0"10"2'-9"14'-3"EXTERIOR SIGN 'B' - APPROX. 31 S.F.4'-9"3'-6"6'-0"14'-3"8"2'-11"2'-9"10"8"2'-11"4'-9"3'-6"6'-0"2'-9"10"14'-3"EXTERIOR SIGN 'C' - APPROX. 31 S.F.8"2'-11"4'-9"3'-6"6'-0"2'-9"10"14'-3"EXTERIOR SIGN 'D' - APPROX. 31 S.F.RBuilding a Better Worldfor All of UsRSEH ProjectChecked ByDrawn ByProject StatusIssue DateThis drawing is an instrument of service and shall remain the property of Short Elliott Hendrickson, Inc. (SEH). This drawing and the concepts and ideas contained herein shall not be used, reproduced, revised, or retained without the express written approval of SEH. Submission or distribution of this drawing to meet official or regulatory requirements or for other purposes in connection with the project is not be construed as publication in derogation of any of the rights of SEH.ArchitectOwnerShort Elliott Hendrickson, Inc.3535 Vadnais Center Dr.St. Paul, Minnesota 55110800.325.2055Short Elliott Hedrickson, Inc.All Rights ReservedCOPYRIGHT © 2020New Horizon Academy3405 Annapolis Lane N.Suite 100Plymouth, Minnesota 55447763.557.1111PRELIMINARY EXTERIORELEVATIONSA201NEW HORIZON ACADEMYCORCORAN, MN 55340New Horizon Academy3/16" = 1'-0"2SOUTH ELEVATION3/16" = 1'-0"1EAST ELEVATION1/4" = 1'-0"3EXTERIOR SIGN SCHEDULERevision IssueRev. # DescriptionDate F.F.E.100'-0"123411111111222234455556TYP.6TYP.66666TYP.TYP.TYP.TYP.TYP.79999991011111314211414211415161617TYP.17TYP.181920334445555111113131421141421151617TYP.181920161621212134511131414SIGN 'C'WINDOW SILL102'-8"WINDOW HEAD110'-0"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"F.F.E.100'-0"TOP OF PARAPET122'-3"TOP OF PARAPET118'-0"TOP OF PARAPET118'-0"BOTTOM OF CANOPY112'-0"TOP OF PARAPET118'-0"TOP OF SCREENING120'-4"TOP OF PARAPET117'-0"F.F.E.100'-0"ABC1111122222334445555556TYP.6TYP.6TYP.6TYP.6TYP.777889999991111111212121213131314212121141414141616212114112223A201310SIGN 'D'WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"TOP OF PARAPET121'-6"F.F.E.100'-0"A124569112114WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"A12456911211497WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"ELEVATION KEY NOTES1. STONE VENEER - SOUTHERN LEDGESTONE 'CHARDONNAY' BY CULTURED STONE2. COMPOSITE WOOD SHAKE SIDING - HARDIESHINGLE - STRAIGHT EDGE PANEL 'NAVAJO BEIGE' BY JAMES HARDIE3. COMPOSITE WOOD HORIZONTAL SIDING - HARDIEPLANK - SMOOTH -'KHAKI BROWN' BY JAMES HARDIE4. COMPOSITE WOOD BOARD AND BATTEN SIDING - HARDIEPANEL VERTICAL SIDING - SMOOTH - 'COBBLESTONE' WITH HARDIETRIM BOARD - SMOOTH BATTEN BOARD - 'COBBLESTONE' BY JAMES HARDIE5. PREFINISHED METAL COPING - 'WHITE'6. ALUMIUNUM STOREFRONT FRAMING / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES7. ALUMINUM DOOR / TRANSOM / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES8. HOLLOW METAL DOOR AND FRAME - PAINT TO MATCH 'DARK BRONZE'9. ARCHITECTURAL PRECAST CONCRETE SILL10. 14'-3" x 3'-7" EXTERIOR LED 'NEW HORIZON ACADEMY' AND 'SUN' SIGNAGE. SEE ELECTRICAL DRAWINGS FOR FURTHER INFORMATION.11. EIFS CORNICE - PAINT 'WHITE'12. PREFINISHED METAL SCUPPER AND 4"x6" DOWNSPOUT - 'DARK BRONZE'. CONNECT DOWNSPOUT TO UNDERGROUND STORM SEWER. SEE CIVIL DRAWINGS FOR FURTHER INFORMATION.13. LED LIGHT FIXTURE. SEE ELCTRICAL DRAWINGS FOR FURTHER INFORMATION14. 1x COMPOSITE WOOD TRIM - PAINT 'WHITE'15. 'BLACK' FABRIC AWNING. SEE DETAIL FOR FURTHER INFORMATION16. DASHED LINE DENOTES TOP OF ROOF BEYOND17. COMPOSITE WOOD DENTIL - PAINT 'WHITE'18. ARCHITECTURAL PRECAST CONCRETE COLUMN CAP19. 8x8 COMPOSITE WOOD COLUMN. SEE STRUCTURAL FOR FURTHER INFORMATION20. 4x12 COMPOSITE WOOD BEAM21. 1x COMPOSITE WOOD TRIM - PAINT 'NEW HORIZON BLUE'22. WALL MOUNTED CT CABINET - PAINT TO MATCH ADJACENT FINISH23. ELECTRICAL METER - PAINT TO MATCH ADJACENT FINISH24. 1'-0" HIGH x 2'-0" WIDE SCUPPER OPENING25. WOODEN TRASH ENCLOSURE GATE AND POST ASSEMBLY26. ROOF TOP SCREENING BEYOND. #/9A 2023519351935193519'BLACK' AWNING FABRIC1" 'BLACK' ALUMINUM AWNING FRAMING -TYP.1x COMPOSITE LEDGER BOARD. PAINT TO MATCH ADJACENT LAP SIDING. COORINDATE FINAL LOCATION WITH AWNING MANUFACTURER -TYP.2x TREATED WOOD BLOCKING. COORINDATE FINAL LOCATION WITH AWNING MANUFACTURER -TYP.PREFINISHED METAL FLASHING. COLOR TO MATCH ADJACENT LAP SIDINGPREFINISHED METAL FLASHING. COLOR TO MATCH ADJACENT AWNING FABRICLAP SIDING OVER WEATHER RESISTIVE BARRIER5/8" PLYWOOD SHEATHING2x WOOD STUD FRAMING1x COMPOSITE WOOD TRIM -PAINT 'WHITE'2'-0"AWNING ASSEMBLY110'-8"BTM. FABRICAWNING ASSEMBLY115'-5"TOP FABRIC4'-10"RBuilding a Better Worldfor All of UsRSEH ProjectChecked ByDrawn ByProject StatusIssue DateThis drawing is an instrument of service and shall remain the property of Short Elliott Hendrickson, Inc. (SEH). This drawing and the concepts and ideas contained herein shall not be used, reproduced, revised, or retained without the express written approval of SEH. Submission or distribution of this drawing to meet official or regulatory requirements or for other purposes in connection with the project is not be construed as publication in derogation of any of the rights of SEH.ArchitectOwnerShort Elliott Hendrickson, Inc.3535 Vadnais Center Dr.St. Paul, Minnesota 55110800.325.2055Short Elliott Hedrickson, Inc.All Rights ReservedCOPYRIGHT © 2020New Horizon Academy3405 Annapolis Lane N.Suite 100Plymouth, Minnesota 55447763.557.1111PRELIMINARY EXTERIORELEVATIONSA202NEW HORIZON ACADEMYCORCORON, MN 55340New Horizon Academy3/16" = 1'-0"1WEST ELEVATION3/16" = 1'-0"2NORTH ELEVATION3/16" = 1'-0"3SOUTH ENTRY ELEVATION3/16" = 1'-0"4NORTH ENTRY ELEVATION3/16" = 1'-0"5TRASH ENCLOSURE3/4" = 1'-0"6FABRIC AWNING DETAILRevision IssueRev. # DescriptionDate CITY SUBMITTALN O T F O RCONSTRUCTIONDRAWN BY:CHECKED BY:REVISIONS:PROJECT #:cCOPYRIGHT 2020DATE:RRROSA ARCHITECTURAL GROUPSHEET1084 Sterling StreetSt. Paul, MN 55119tel: 651-739-7988fax: 651-739-3165RosaArchitecturalGroupInc.PREPARED BY ME OR UNDER MY DIRECT SPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:PREPARED BY ME OR UNDER MY DIRECTSPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULYLICENSED ARCHITECT UNDER THELAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:Cook LakeHighlands22026DEC. 10, 2020JLPROPOSEDA4.1COLORSuite LivingELEVATIONSA4.173/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.183/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.193/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.1103/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.Corcoran, MN 55340of CorcoranA4.113/32" = 1'-0" (ON 24x36 SHEET)PROPOSED FRONT ELEVATIONA4.123/32" = 1'-0" (ON 24x36 SHEET)PROPOSED SIDE ELEVATION (MEMORY CARE)A4.153/32" = 1'-0" (ON 24x36 SHEET)PROPOSED EAST ELEVATIONA4.133/32" = 1'-0" (ON 24x36 SHEET)PROPOSED SIDE ELEVATION (ASSISTED LIVING)A4.143/32" = 1'-0" (ON 24x36 SHEET)PROPOSED REAR ELEVATION (ASSISTED LIVING)A4.163/32" = 1'-0" (ON 24x36 SHEET)PROPOSED REAR ELEVATION Square Feet: 1,734 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Cedarwood Elevation B Elevation C Elevation E Elevation D Because we are constantly improving our product, we reserve the right to revise, change, and/or substitute product features, dimensions, specifications, architectural details and designs without notice. This brochure is for illustration purposes only and is not part of a legal contract. Prices are subject to change without notice. Room dimensions are approximate and calculated from inside of partition. Printed 8-20 Square Feet: 1,752 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Graystone Elevation E Elevation B Elevation C Elevation D Elevation F Because we are constantly improving our product, we reserve the right to revise, change, and/or substitute product features, dimensions, specifications, architectural details and designs without notice. This brochure is for illustration purposes only and is not part of a legal contract. Prices are subject to change without notice. Room dimensions are approximate and calculated from inside of partition. Printed 10-20 Square Feet: 1,769 Bedrooms: 3 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Hillcrest Elevation B Elevation C Elevation D Elevation F Because we are constantly improving our product, we reserve the right to revise, change, and/or substitute product features, dimensions, specifications, architectural details and designs without notice. This brochure is for illustration purposes only and is not part of a legal contract. Prices are subject to change without notice. Room dimensions are approximate and calculated from inside of partition. Printed 10-20 Square Feet: 1,935 Bedrooms: 3 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Sycamore Elevation A - Stone Elevation E - Stone Elevation C - Stone Because we are constantly improving our product, we reserve the right to revise, change, and/or substitute product features, dimensions, specifications, architectural details and designs without notice. This brochure is for illustration purposes only and is not part of a legal contract. Prices are subject to change without notice. Room dimensions are approximate and calculated from inside of partition. Printed 8-20 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:37 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Rezoning Proposal For Cook Lake Highlands Sent from my iPad Begin forwarded message: From: Steve Scudder <sjscud@yahoo.com> Date: February 16, 2021 at 2:52:22 PM CST To: Jeremy Nichols <jnichols@corcoranmn.gov> Subject: Rezoning Proposal For Cook Lake Highlands Mr Nichols, Congratulations on your appointment to the Corcoran City Council. I live in the MI Homes Bass Lake Crossing housing development next to the Cook Lake Highlands property off of Bass Lake Road. Actually, the back of my house looks directly into that property. It has come to my attention that Trek Development will be making another proposal to the Corcoran City Council in late March to build a number of four story buildings on the Cook Lake Highlands site. This same proposal was made by Trek Development last year and their request for rezoning was shot down by the council at that time. I urge you to not even consider Trek's proposal for rezoning of that property. You met with a number of us last fall as you were campaigning for the city council position and I voted for you primarily due to your position that the Cook Lake Highlands property should not be rezoned. Thank you for your attention on this important topic and helping us maintain the integrity of our neighborhood and quality of life. Steve ang Geri Scudder 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:37 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Corcoran Park and Trail Commision Feb. 18th meeting - New Business item 8a, Cook Lake Highlands Sent from my iPad Begin forwarded message: From: Sue Zappa <smzappa@yahoo.com> Date: February 17, 2021 at 5:24:57 PM CST To: Tom McKee <tmckee@corcoranmn.gov>, Brad Martens <bmartens@ci.corcoran.mn.us>, Manoj Thomas <mthomas@corcoranmn.gov>, Alan Schultz <ASchultz@ci.corcoran.mn.us>, Jeremy Nichols <jnichols@corcoranmn.gov>, Jonathan Bottema <jbottema@ci.corcoran.mn.us> Subject: Corcoran Park and Trail Commision Feb. 18th meeting ‐ New Business item 8a, Cook Lake Highlands This email is addressed to several new Corcoran elected leaders, Tom McKee, Jeremy Nichols, Manoj Thomas, Congratulations on your election. Many of my Bass Lake Crossing neighbors have spoke highly of you when campaigning in our neighborhood last fall, they spoke of your commitment to future development happening in Corcoran. This is also addressed to Alan Schultz, Jonathan Bottoma and Brad Martens, your previous experience on the Cook Lake project will prove valuable as that project proceeds. Tomorrow the Corcoran Parks and Trail Commission will be discussing as new business the Cook Lake Highlands. I have several concerns regarding this. First the existing trail between Bass Lake Crossing and Cook Lake Highlands. From the Agenda packet: A private sidewalk connection to the off-road trail is proposed which runs east from the cul-de-sac and connects to the private drive running between the market rate apartments and the senior co-op. If the Parks Commission is supportive of the request to realign the trail, then the applicant would need to submit an easement vacation application to vacate the existing trail easement and dedicate a new easement with the final plat for the small connecting portion north of the cul-de-sac. 4. Summary The proposed trail realignment would change the character of the trail from being solely an off-road trail to one with an on-road segment. The Comprehensive Plan designates this section as an off-road trail. The Parks Commission should discuss if moving the proposed section of off-road trail to an on-road trail is desirable for the community. The current trail is used extensively by current residents from both sides of Bass Lake Crossing (North and South of County Rd 10). In this area there is not much room for outdoor activities right outside your door. I see this as only a desirable situation for the developer - removing an existing community feature, 2 making it private to their proposed development and leaving the new community to maintain the connecting path. Also potentially denying access to those outside the new development. As this is a Parks and Trail agenda/ meeting, I won't write of other project concerns in this email. I believe there are work sessions and council meetings coming up that the whole project is discussed. I may be wrong, if so please correct me. I will be electronically attending tomorrow. Thanks for listening to the concerns. Sue Zappa 612-387-8526 7482 Fir Lane Corcoran, Mn. 55034 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:38 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: CORCORAN PARK & TRAIL COMMISSION / COOK LAKE HIGHLANDS / DO NOT MOVE OUR EXISTING BASS LAKE COMMUNITY TRAIL Sent from my iPad Begin forwarded message: From: judy baluty <judy.2340@hotmail.com> Date: February 18, 2021 at 9:59:54 AM CST To: Jeremy Nichols <jnichols@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov> Subject: CORCORAN PARK & TRAIL COMMISSION / COOK LAKE HIGHLANDS / DO NOT MOVE OUR EXISTING BASS LAKE COMMUNITY TRAIL Good Morning, We have emailed you with your last proposal for changes to our lovely Bass Lake neighborhood. Appreciated your support greatly. The new public notice of removing our trail is overly concerning and heartbreaking to us. When we purchased this home to live in this neighborhood, we were looking for a neighborhood that is very safe and quiet. One that is would be appealing to us to be able to be outdoors. That trail is one of our very favorite amenities in this neighborhood. We feel safe to walk , just the two of us or three of us with son who is Down Syndrome. Adding Senior Living, Memory and Day Care would be devastating change. It would drastically change the safety and add instability. Simply put, we dont like the higher traffic idea by foot or car in the area. This is our retirement home that we saved effortlessly for and we cannot afford to have our home lose value with the proposed changes of taking that trail out and having Trek Development come in. We dont want to have to walk on a street to walk that trail or have higher traffic coming through. Please do not approve an on‐road trail, it would completely change the character of the trail, is not desirable!! We use the trail extensively in this neighborhood as we dont have much room for outdoor activities. We spoke highly of you when you campaigned in our neighborhood last fall. Please stay truly committed to the future happening of Cocoran and stand strong for what is 2 best for us in this Bass Lake neighborhood. Judy & Paul Grannes & Josh 7498 Fir Lane N Corcoran, MN 55340 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:36 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: COOK LAKE PROJECT Sent from my iPad Begin forwarded message: From: icy7rain@aol.com Date: February 16, 2021 at 2:00:12 PM CST To: Jeremy Nichols <jnichols@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov>, mthomas@corcoran.gov Subject: COOK LAKE PROJECT Reply‐To: icy7rain@aol.com Gentleman, we have talked with you previously, so thank you for listening and your help. However, we just saw the public notice and cannot be believe the audacity of Trek to try again with the same plan...the same commercial zoning with memory care and day care, the same 2 four story units the size of the senior living at the corner of 101 & Bass Lake Rd. Their only change was to cut the market price apartment units in half....so we would have 18% of the entire Corcoran population in 21 buildable acres instead of 20%....but the same loss of home value, the same residential instability, the same infrastructure difficulties. Furthermore, when this came up last fall, Ron Thomas (former mayor) told us that market price apartments were in the 20 year plan to be placed in the Corcoran Town Center area....so obviously Trek changed nothing and wanted to try again on you three.......Thanks again Ruby & Dennis Schmid 7442 Fir Lane N. Corcoran, MN. 55340 M/I Home owner Bass Lake Crossing 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:38 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Cook Lake Highlands Sent from my iPad Begin forwarded message: From: Rosemary Mueller <rosemaryim@comcast.net> Date: February 22, 2021 at 4:59:14 PM CST To: Jeremy Nichols <jnichols@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov> Subject: Cook Lake Highlands Greetings Gentlemen. Congratulations on your elections. When you campaigned in our neighborhood last fall, many of us had the opportunity to meet you. When we voted for you, we appreciated and welcomed your commitment to no rezoning and protecting our neighborhood. As you know Trek is returning to the Council 3‐25 with the Cook Lake Highlands Project. It is basically the same proposal with minor insignificant changes.......the same Commercial rezoning daycare and memory care, the same 4 story buildings similar in size to the senior facility at the corner of 101 and Bass Lake Road and the closest multi story building next to our one level single family homes will be rental apartments. Particularly glaring in the proposal are rental apartments. They should not even be in any proposal. Last fall, Ron Thomas(the former mayor) told us that rental apartments are designated to be in the Corcoran Town Center Development. Thank you for protecting our single family homes....protecting our wonderful neighborhood...protecting our home values. For many of us retired neighbors, this is our last home. Sincerely, Rosemary Mueller Bass Lake Crossing 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:39 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Sent from my iPad Begin forwarded message: From: Sharon Benton <sharon.benton@comcast.net> Date: February 24, 2021 at 11:04:27 AM CST To: Jeremy Nichols <jnichols@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov> Happy Wednesday Gentlemen. Congratulations on your elections. When you campaigned in our neighborhood last fall, many of us had the opportunity to meet you. When we voted for you, we appreciated and welcomed your commitment to no rezoning and protecting our neighborhood. As you know Trek is returning to the Council 3‐25 with the Cook Lake Highlands Project. It is basically the same proposal with minor insignificant changes.......the same Commercial rezoning daycare and memory care, the same 4 story buildings similar in size to the senior facility at the corner of 101 and Bass Lake Rd, and the closest multi story building next to our one level single family homes will be rental apartments. Particularly blatant in the proposal are rental apartments. They should not even be in any proposal. Last fall, Ron Thomas(the former mayor) told us that rental apartments are designated to be in the Corcoran Town Center Development. Thank you for protecting our single family homes....protecting our wonderful neighborhood...protecting our home values. For many of us retired neighbors, this is our last home. Sincerely, Sharon & Ron Benton 7432 Hickory Lane Bass Lake Crossing M/I Homes Sent from Xfinity Connect App From:Jeremy Nichols To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Cook Lake Highlands Project Date:Saturday, February 27, 2021 8:36:34 AM Sent from my iPad Begin forwarded message: From: linda_ziegler@comcast.net Date: February 16, 2021 at 2:37:32 PM CST To: Manoj Thomas <mthomas@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov>, Jeremy Nichols <jnichols@corcoranmn.gov> Subject: Cook Lake Highlands Project Good Morning Gentlemen, Congratulations on your elections. We have heard that the Cook Lake Highlands 27 acre project is coming back on March 25, 2021 to try their concept proposal on our 3 new members. Many of us neighbors met you as you campaigned in our neighborhood last fall during Trek Development’s original awful and distressing rezoning proposal. All of us who voted for you appreciated and welcomed your commitment to NO REZONING. Thank you for your help and support protecting our nice single family homes neighborhood. However, we just saw the public notice and cannot be believe the audacity of Trek to try again with the same plan...the same commercial zoning with memory care and day care, the same 2 four story units the size of the senior living at the corner of 101&Bass Lake Rd. Their only change was to cut the market price apartment units in half....so we would have 18% of the entire Corcoran population in 21 buildable acres instead of 20%....but the same loss of home value, the same residential instability, the same infrastructure difficulties. We would appreciate your help on this. Furthermore, when this came up last fall, Ron Thomas (former mayor) told us that market price apartments were in the 20 year plan to be placed in the Corcoran Town Center area....so obviously Trek changed nothing and wanted to try again on the new members. Sincerely, William and Linda Ziegler Bass Lake Crossing 7418 Fir Lane N Corcoran From:Jeremy Nichols To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Cook Lake Highlands Development Date:Saturday, February 27, 2021 8:36:50 AM Attachments:Cook Lake Proposed Zoning Changes.msg Sent from my iPad Begin forwarded message: From: jimkmiec@comcast.net Date: February 16, 2021 at 2:44:41 PM CST To: Jeremy Nichols <jnichols@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov> Cc: jimkmiec@comcast.net Subject: Cook Lake Highlands Development Congratulations on being elected to the City of Corcoran City Council! I see that the Cook Lake development project is back on the agenda, looking for approval of their concept plan. This plan is requesting the land be re-zoned from RMF- 2 Mixed Use Residential per the September 2020 city zoning map and is guided according to the Corcoran 2040 Comprehensive Guide Plan as Mixed Residential with medium density allowing for 8-10 units/acre. As you already know, many of us in the Bass Lake crossing neighborhood are opposed to having the zoning changed to accommodate apartments. (Mixed residential with Medium density is good) All of us who voted for you appreciated and welcomed your commitment to NO RE- ZONING. Thank you in advance for your ongoing support in protecting our nice single- family homes neighborhood. I have also attached my previous e-mail sent to the prior city council members back in Sept when Trek first presented their plan. Please hold to your commitment of no re-zoning! Regards, Sue & Jim Kmiec 7466 Fir Lane N M/I Homes – Bass Lake Crossing From:Jeremy Nichols To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Cook Lake Development Date:Saturday, February 27, 2021 8:37:21 AM Sent from my iPad Begin forwarded message: From: Gerry Tucker <13catcher@gmail.com> Date: February 17, 2021 at 1:12:03 PM CST To: tmkee@corcoranmn.gov, Jeremy Nichols <jnichols@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov> Subject: Cook Lake Development Hi guys, We hope this finds you well, safe and warm. Congrats, too, on your election. We were glad to play a small part. Let us begin by saying we are not opposed to development. We have been aware, from the very first time we set foot in Bass Lake Crossing, that development (and the extension of 74th Ave.) is a possibility. This proposed development, however, raises many questions focused around need and costs. NEED 1. Does Corcoran need another day care center when 2 others are already under construction within a very short distance of the proposal? 2. Does Corcoran need a new apartment building when many other units are already built or under construction, again very close by? 3. Does Corcoran need an Applewood Pointe when Haven Wood is open and for sale? 4. Do we need to rezone to accomplish all that the developers want to do? Or are we better off with a much scaled back plan? COSTS 1. What will be the cost (price) of the 12 villas? If the price is low (to address all of the other pieces; after all, it is not BLC), that potentially lowers my property value? 2. Since the off-road trail will connect with CLD, are there costs to be shared by BLC? There shouldn't be since the new trail will be on CLD property. 3. What are the costs of a shared access controlled intersection? The developer suggests that BLC would share in those costs. Not my property, not my costs. In sum, our property, 7402 Fir Lane, stands to bear a lion's share of the noise, dirt, activity, and potential loss of value due to this development. We do not see a zoning change as necessary. We would ask you to deny any zoning change requests and send this proposal back to the developer for significant scaling back. Thanks for your time. Gerry and Mary Tucker 7402 Fir Lane Corcoran 55340 952-484-2888 call/text 13catcher@gmail.com From:Jeremy Nichols To:Brad Martens; Kendra Lindahl, AICP Subject:Fwd: COOK LAKE DEVELOPMENT PROJECT Date:Saturday, February 27, 2021 8:35:43 AM I am forwarding the resident correspondence I have received on the Cook Lake project since it looks like not all of these made it into the packet. I take blame for this- apparently I need to forward these if they don’t copy Brad directly. Expect a slew of messages from me this morning as I forward them all. Please make the planning commission aware of these and include them in the council packet when/if this makes it to council. Thanks very much, Jeremy Nichols Begin forwarded message: From: Steve <stevem1000@comcast.net> Date: February 8, 2021 at 6:13:44 AM CST To: Tom McKee <tmckee@corcoranmn.gov>, Jeremy Nichols <jnichols@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov> Subject: COOK LAKE DEVELOPMENT PROJECT Good morning gentlemen and congratulations on your elections. We have heard that the Cook Lake Highlands 27 acre project is coming back on March 25, 2021 to try their concept proposal on you 3 new members. Many of us neighbors met you three as you campaigned in our neighborhood last fall during Trek Development’s original awful and distressing rezoning proposal. All of us who voted for you appreciated and welcomed your commitment to NO REZONING. Thank you for your help and support protecting our nice single family homes neighborhood. Sincerely, Steve and Rosemary Mueller 7474 Fir Ln N M/I Homes Bass Lake Crossing 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:38 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Cook Lake 27 Rezoning Sent from my iPad Begin forwarded message: From: Craig and Nannette <cnn68@centurylink.net> Date: February 17, 2021 at 5:58:40 PM CST To: Tom McKee <tmckee@corcoranmn.gov>, Jeremy Nichols <jnichols@corcoranmn.gov>, Manoj Thomas <mthomas@corcoranmn.gov> Subject: Cook Lake 27 Rezoning Dear gentlemen, We have heard that the Cook Lake Highlands 27 area project is being readdressed on March 25, 2021 to our new mayor, Tom McKee and two councilmen, Jeremy Nichols and Manoj Thomas. Many of our neighbors met you last fall when you introduced yourselves to our neighborhood. All of us who voted for you and welcomed your commitment to no rezoning. We would appreciate your help at looking at the new proposal fairly keeping your neighbors in mind. We are also writing to you about wanting to move our existing trail which is going to be addressed tomorrow at The Parks and Trails meeting. So many of us have become accustomed to using the trail. We use the trail for walking and are so glad that this is kept up throughout the year. Our home on Fir Lane backs up to the trail. We see how many neighbors use the trail for walking themselves and with their children or dogs. The trail was in the original land drawings when we purchased our lot and home in August 2018. Construction on our home began in November 2018. We also see that the same company, Trek, who was turned down last fall is presenting the same proposal for 2 four story units, a memory unit and a daycare. With this proposed building coinciding with our home, we worry about the loss of our home value, resident instability as is seen in apartments and difficulties in infrastructure with the large population increase. As we said in our letter to the mayor and council last fall, we chose to move to Corcoran because of the MI Homes development. We are retired and decided to downsize as we moved from acreage in Andover to Corcoran. We felt that the home and lot that we chose, gave us the country like feel and yet the availability of near by businesses. We again ask you to consider our area as a quiet community and allow it to remain zoned as it is. We hope for your support. Please reply to us that you have received our email. 2 Thank you, Nannette and Craig Ness 7426 Fir Lane Corcoran, MN 55340 Bass Lake North Crossing MI Homes Sent from my iPhone 1 Kevin Shay From:Jeremy Nichols <jnichols@corcoranmn.gov> Sent:Saturday, February 27, 2021 8:36 AM To:Kendra Lindahl, AICP; Brad Martens Subject:Fwd: Sent from my iPad Begin forwarded message: From: Gail Dahl <gdahlmax@gmail.com> Date: February 16, 2021 at 2:25:42 PM CST To: Tom McKee <tmckee@corcoranmn.gov>, Jonathan Bottema <jbottema@ci.corcoran.mn.us>, Jeremy Nichols <jnichols@corcoranmn.gov>, Alan Schultz <ASchultz@ci.corcoran.mn.us>, Manoj Thomas <mthomas@corcoranmn.gov> Gentlemen, Back in October I watched the council meeting where Trek Development brought forth their Cook Lake proposal. Afterwards, I thought it was clear that Trek needed to go back to the drawing board and change their proposal to meet what various members were saying, like: We have rejected past proposals for apartment buildings in that area, both due to the aesthetics and due to the fact that the downtown design includes them in the Town Center plans. Treks proposal was not consistent with the City's overall plan. So how is it they are coming back with almost the same identical plan? I moved into this area from Andover with the belief that the City of Corcoran would honor the zoning that was set up then as residential medium density. I took the City at their word not thinking that within 1 1/2 years of my home being built they might want to surround us with 4 story buildings and commercial businesses. If you have faith in your Town Center planning, then that is where the apartment buildings and commercial high density businesses should be located. It seems to me Trek took a very calculated risk believing they could get the City to rezone the land for what will be an enormous profit for Trek, unlike those of who moved into a rural neighborhood only to see it possibly destroyed because of $$$$. Gail Dahl 7437 Fir Lane M/I homeowner Bass Lake Crossing Dear Planning Commissioners, The purpose of this letter is to voice our opposition to the proposal for Rezoning, Preliminary Plat and Preliminary PUD Plan for Cook Lake Highlands. When we purchased our lot and home in Bass Lake Crossing South in December 2018, I did my due diligence to determine how the property was zoned around us. The 80 acres to the north was and still is zoned RSF -2 (Single Family Residential 2). The 27 acres to the east was zoned RSF-3(Single and two family residential 3). I felt comfortable purchasing knowing that the surrounding land would have similar type of housing. I knew that the 27 acres could have some duplex type housing. I talked to Ms. Lindahl on September 16, 2020 to confirm the definition of RSF-3 and she stated that RSF-3 would include single family housing and two - family buildings. The official zoning map that was on the Corcoran website on December 2018 had that 27 acres zoned as RSF-3 and not mixed residential. I was told that the 2030 and 2040 comprehensive plan had the 27 acres listed as mixed residential in the Comprehensive Plan but that is not the “Official Zoning Map” on the Corcoran website that I based my decision on to purchase our home. I have attached the “Official Zoning Map” that was on the Corcoran Website in December 2018 when I made my decision to purchase our lot. The“Official Zoning Map” attached to the 2040 plan still has it zoned RSF-3. Based on what I have been told, the city had an incorrect “Official Zoning Map”. On February 22, 2021, I talked to Ms. Lindahl about why the home owners were not notified about the change in zoning. She said that the city put the change to the official zoning map on the city website and in newsletters. I asked why each home owner within 500 feet of the zoning change were not notified separately. She stated that the city is not required to send individual notices when there are numerous changes to the zoning map and the change is to more than 5 acres. Ms. Lindahl stated that the city had made a mistake on the zoning map because two of the legends for the map were similar. The people that bought homes in Bass Lake Crossing used the “Official Zoning Map” that was mistakenly produced by the city of Corcoran. I understand that mistakes happen but this is a major mistake when people invest between $400,000 to $600,000 in their home. The official zoning map is what most people base their decision on when purchasing land. The Official Zoning Map was not changed until January 2020. This official zoning map was changed one month after the Cook Lake Highlands was sold according to Hennepin tax records. I have attached a copy of the “Official Zoning Map” dated January 2020. On one of the last pages of the 2040 comp plan table 11-1 land use states “amend the official zoning map to be consistent with the land use designations.” I would like to address some items listed in the Cook Lake Highlands narrative. The narrative states that MI Homes agreed to the trail relocation plan. We are the home owners and the Homeowners Association owns that out lot. By what authority would MI Homes agree to the relocation of the off road trail. The lot map produced by MI Homes that was used as their sales information of Bass Lake Crossing shows an off road trail. This is another reason we purchased our lot. There are at least 20-30 people and dogs that walk that path daily. The people on the other side of Bass Lake Road use the trail also. The homeowners association currently maintains the trail. This trail maintenance does not cost the city of Corcoran anything. The proposal wants to put a New Horizon child care on the property. This does not make any sense. There are currently two child care centers being built within ¼ of a mile of this proposed location. This would require the council to change the current zoning to commercial. There is also a request to build a Hampton Company memory care. Why would you build another memory care building when within ¼ of a mile Havenwood offers a memory care unit. This would also need the council to change the current zoning to commercial. If the city allows these two parcels to be rezoned to commercial, what would be allowed to be built on the three acres at the entrance to Bass Lake Crossing. I thought there was a current moratorium on buildings over 3 stories. Applewood Pointe is four stories. The 84 unit 3-story apartment is also being proposed. On page 48 of the 2040 comp plan states that “mixed residential” includes detached homes and attached side-by-side townhomes or stack townhomes. The “mixed use” developments include townhomes, low and high-rise apartments. Apartment complexes are to be built in mixed use developments. The city of Corcoran has over 200 acres west of Maple Hills road that is zoned Downtown Mixed use. Why not put an apartment complex, daycare, and memory care on that land. The total acreage for Cook Lake Highlands is 27.19 AC. The site map shows post development density as 16.33 AC. The Met council shows a density of 19.87 AC. The 2040 comp plan states that mixed residential is guided at 8-10 units per acre. There is one problem with the density calculation of 198 units. The daycare is 1.88 AC and the memory care is 2.14 AC and common area between the two lots are not included in this calculation. When you take out this acreage it would be approximately 15 acres remaining or a maximum 150 units for the remainder of the property. If you are going to determine density, wouldn’t you have to take out the acreage for the daycare and memory care lots. You can’t have it both ways. Bass Lake Crossing housing density is less than 3 units per acre. Map 1-7 in the 2040 comp plan shows that the property is in a shoreland overlay district. Part of the 27 acres is designated High Quality Natural Community and has a Rare Species Occurrence. The Corcoran 2040 plan states on page 48 that “residential development within or adjacent to environmentally sensitive areas will be guided as Low Density Residential to reduce development impacts to these areas”. The narrative states that it is challenging to build single family homes on this 27acres. Bass Lake Crossing south has sold 86 single family houses out of a total 95 in 3 years. Please do not rezone this property. Sincerely, Lynn and Mary Alberts 7490 Fir Lane Bass Lake Crossing N 763-420-4631 Lynnalberts@comcast.net 1 Kevin Shay From:Steve <stevem1000@comcast.net> Sent:Friday, March 5, 2021 8:05 AM To:Brad Martens; Tom McKee; Manoj Thomas; Jeremy Nichols; Alan Schultz; Jonathan Bottema Subject:Cook Lake Development public hearing 3-4-21 Greetings Gentlemen.......I was the first neighbor to speak at the public hearing last evening. I probably summarized the thoughts, concerns and suggestions for the vast majority of the neighborhood. My email below was used as the outline for my talk. (Please put this on the record and use as a discussion tool if needed) As you know on 2‐18‐21, 80% of the Parks and Trails Commission denied the request to remove, revise or relocate the trail. And then last evening, the Planning Commission by an unanimous vote declined the PUD from moving forward. So the next step is the Council on March 25,2021. You have received many emails, calls and letters both currently and last fall. So you are aware of the involvement and concern in the neighborhood. Thank you for listening and thank you for protecting our homes, our neighborhood and our home values. Steve Mueller Bass Lake Crossing Homeowner ========================================================== We will have 149 single family homes between both sides of Bass Lake Road(Bass Lake Crossing and Bass Lake Crossing South). Therefore the development of Cook Lake Highlands and its impact is extremely important to our homes and neighborhood. The consensus in the neighborhood is primarily 4 major areas of concern: 1) We suggest no rezoning to achieve more units from the current mixed residential. This would also include any rezoning to Commercial for the Day Care and Memory Care. Either leave it as mixed residential, or you could even follow M/I homes example and rezone downward for single family homes. 2) We originally were going to suggest limiting the Applewood Pointe senior co-op to the zoning maximum allowable height of 3 stories from the proposed 4 stories. However this property includes a shoreland overlay district from Cook Lake with the applicable standards in Section 1050.020 2 of the City Code. The Shoreland Overlay Standard limits the maximum building height to 25’. Therefore, even a 3 story Applewood would be too tall. No building should be over two stories. 3) It appears that rental apartments should not be in this proposal. Based on the long term vision and the city comprehensive plans, Ron Thomas (the former mayor) said last fall that rental apartments are designated to be in the Corcoran Town Center Development. If you read page 46 in the 2040 Comprehensive Plan, you will find clearly defined zoning definitions of mixed residential vs mixed use as in the 200 acre Corcoran Town Center Development. Therefore based on the city’s vision, the city’s 2040 comprehensive plans, and the mixed residential zoning definition, Cook Lake Highlands should be 100% ownership. 4) And here is our last concern...We would like to keep our existing 2 year old Asphalt trail without removal, revision or relocation. It is used extensively by the neighborhoods on both sides of Bass Lake Road . As you know, Trek Development already did go to the Parks and Trails meeting on February 18 trying to remove 800 feet of this existing path and relocate it. 80% of the commission rejected the proposal. One final thought, Trek Development proposes 198 total units. When discussing their net buildable acres, they conveniently and erroneously included the commercial daycare and memory care acreage. So subtract that out and you have an incredible 198 units in just 15 net buildable acres. Comparing apples to apples, they propose 198 units ....plus a day care ....plus a memory care in only 27 total acres vs Bass Lake Crossing’s 95 units in 53 total acres. Cook Lake Highlands would have over twice the units plus a daycare, plus a memory care in half the total acreage. So in summary, we advocate: no rezoning, comply with the Shoreland Overlay standard which mandates no building taller than 2 stories, no apartments and please leave our existing trail just as it is! A practical solution is either all single family homes or otherwise transition from Bass Lake Crossing with single family homes followed by 2 story townhouses. We would hope that Elisabeth Hustad of Trek Development will consider the changes and comments so that she can proactively move forward and develop her Cook Lake Highlands. 3 Sincerely, Steve Mueller Bass Lake Crossing homeowner From:Steve To:Kendra Lindahl, AICP Subject:Cook Lake Highlands Date:Wednesday, February 24, 2021 10:43:36 AM Good morning Kendra, I am a Bass Lake Crossing homeowner and hope that you can get this email in the 3-4-21 planning package and public hearing. We will have 149 single family homes between both sides of Bass Lake Road(Bass Lake Crossing and Bass Lake Crossing South). Most of us are retired so this will be our last home. Therefore the development of Cook Lake Highlands is extremely important to our homes and neighborhood. The consensus in the neighborhood is primarily 4 areas of concern: 1) We suggest no rezoning to achieve more units from the current mixed residential. This would include any rezoning to Commercial for the Day Care and Memory Care. 2) We propose no variance to maximum height. The current height moratorium is 3 stories so Applewood Pointe senior co-op would be reduced to 3 stories from the proposed 4 stories. 3) It appears that rental apartments should not be in this proposal. Based on long term vision and the city comprehensive plans, Ron Thomas (the former mayor) said last fall that rental apartments are designated to be in the Corcoran Town Center Development. Therefore based on the city’s mission, vision and plans, Cook Lake Highlands should be 100% ownership. 4) We would like to keep our existing 2 year old Asphalt trail without removal, revision or relocation. It is used extensively by the neighborhoods on both sides of Bass Lake Road Please consider revising the acreage closest to our neighborhood.A smooth transition from Bass Lake Crossing homes to Applewood Pointe senior co-op could be achieved with single family homes followed by 2 story townhouses. Thank you, Steve Mueller M/I homeowner From:Sue Zappa To:Tom McKee; Brad Martens; Manoj Thomas; Alan Schultz; Jeremy Nichols; Jonathan Bottema Subject:Corcoran Park and Trail Commision Feb. 18th meeting - New Business item 8a, Cook Lake Highlands Date:Wednesday, February 17, 2021 5:24:53 PM This email is addressed to several new Corcoran elected leaders, Tom McKee, Jeremy Nichols, Manoj Thomas, Congratulations on your election. Many of my Bass Lake Crossing neighbors have spoke highly of you when campaigning in our neighborhood last fall, they spoke of your commitment to future development happening in Corcoran. This is also addressed to Alan Schultz, Jonathan Bottoma and Brad Martens, your previous experience on the Cook Lake project will prove valuable as that project proceeds. Tomorrow the Corcoran Parks and Trail Commission will be discussing as new business the Cook Lake Highlands. I have several concerns regarding this. First the existing trail between Bass Lake Crossing and Cook Lake Highlands. From the Agenda packet: A private sidewalk connection to the off-road trail is proposed which runs east from the cul-de-sac and connects to the private drive running between the market rate apartments and the senior co-op. If the Parks Commission is supportive of the request to realign the trail, then the applicant would need to submit an easement vacation application to vacate the existing trail easement and dedicate a new easement with the final plat for the small connecting portion north of the cul-de-sac. 4. Summary The proposed trail realignment would change the character of the trail from being solely an off-road trail to one with an on-road segment. The Comprehensive Plan designates this section as an off-road trail. The Parks Commission should discuss if moving the proposed section of off-road trail to an on-road trail is desirable for the community. The current trail is used extensively by current residents from both sides of Bass Lake Crossing (North and South of County Rd 10). In this area there is not much room for outdoor activities right outside your door. I see this as only a desirable situation for the developer - removing an existing community feature, making it private to their proposed development and leaving the new community to maintain the connecting path. Also potentially denying access to those outside the new development. As this is a Parks and Trail agenda/ meeting, I won't write of other project concerns in this email. I believe there are work sessions and council meetings coming up that the whole project is discussed. I may be wrong, if so please correct me. I will be electronically attending tomorrow. Thanks for listening to the concerns. Sue Zappa 612-387-8526 7482 Fir Lane Corcoran, Mn. 55034 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPion e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Road 10 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersRd Stieg R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u sh CreekRushCreek South F o rk R u sh Creek SouthForkRu shC reekThe method and timing of regional wastewater service to be determined through future study. 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 1/22/2023 1/21/2021 10/2020 12/13/22 4/27/2022 4/27/2022 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\City wide maps\2040 Future Land Use.mxd Date: 6/16/2020 Time: 10:58:05 AM User: KShay 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 Agricultural Preserve (Date of Expiration) Open Water Municipal Boundary 2040 MUSA Future MUSA Expansion Area ! ! ! ! ! ! ! ! !Future Study Area Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) Additional materials from the applicant I ~ 1I J Mi I I ---- I -- ;;: _ , rs- ::--- -P 3 " :--:--_ -=::; I / 1- / \ 1---- l )1" K=,J \ \\\' / / I (, I AN9.= 0 SF Ai7>= 316TSF=f.-- JOpl -fy1I"f\\ I r--- / \ ""\ 12 12 12 - 1.2 ... ;;R.;T..-L-- I I I I I I I I "-..""--§... 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I \ ' I IJh-.'..... - - I I • -...; --------- <: Ii'i ,,.- I WETCAND , /, / ,wi\\ii 1 PR WETLAND = 0 SF TOTAL= 29185 SF OC= 10.0MIN /l 11*rROM SEHI !./ \ I '::::s'==-'" I I I 'I \ \ \ : (/( ·' 1 I\\ I WETtASD j/ / 17 I .( /; Vi ' 'IJ; I L B-OFFSITE -1 NEW= 28847 SF I I I,' - ' l Cc./... ../2 '//I r --L EX= 0 SF = 4507 SF PR IMP NEW= 23387 S P I1MP1V EX= 2147 SF , -.........._...:;:;.--- ---:Y::- "- M 9• I E V= 46379 SF ,,,-.-;;.-- 7,;rR-PR1l ..-- = 33354 SF 10.0 MIN · D = 0 SF '/ / . c .. 1 \ R1B-2 if iTA f -.,= 71913 SF d/; // ---qJ // \' MPV NEW= 648 SF ----- LOT 16 / ' <i:iiI \ \ ) \ I 1_ \ \ \ "I - ) \ a - -- 7 - - ,... ,_,_,I '- / \ -- "" \ \ \ l I L / / !\ ' 1 \ V Q.J) ,>. vy .:.V..: V V}''--j V · \ / I / /"' '-- _. , .., ..."" - - 12 - ....... _ --......... -------I PR IMPV NEW= 11391 SF PR IMPV EX = 0 SF PR PERV = 21100 SF PR POND= 5121 SF TOTAL= 37612 SF TOC = 5.0 MIN COOK LAKE - CORCORAN / MAPLE GROVE, MN PROPOSED DRAINAGE MAP - 1 . - - / AND= 0 SF :::- ;:::::: 'P' <-- I GO MPV EX= 0 SF RV= 25).4 SF / _ ) - / i I I N 1 APPLEWOOD POINTE OF CORCORAN MARCH 4, 2021 2 About United Properties BEST OF BUSINESS AWARD Twin Cities Business readers voted United Properties the best commercial real estate company to do business with in 2016 and 2017. NAIOP AWARDS OF EXCELLENCE Applewood Pointe of Champlin at Mississippi Crossings was awarded the NAIOP Awards of Excellence in the senior living category in 2019 and Applewood Pointe of Eagan was a runner up that year. United Properties has been awarded this honor for various property types in 2016, 2017, 2018 and 2019. TOP DEVELOPER United Properties ranked #1 on the Minneapolis St. Paul Business Journal’s annual list of commercial real estate developers in 2014, 2015, 2016, 2017, 2018 and 2019. For more than 100 years, we have been proud to create deep roots in our communities, we are especially honored when organizations and publications recognize our work: 3 Applewood Pointe Map 4 What is a Senior Cooperative? •Cooperative units are “for-sale” housing. The cooperative by-laws require all homes to be owner occupied and prohibit renting of units •One owner must be 62+ •4 financing equity options –20%, 40%, 60%, 80% •Balance is a 40-year, fixed rate, HUD guaranteed master mortgage •2% annual fixed appreciation –predictable pricing builds waitlist •All Applewood Pointe Communities are professionally managed 5 Senior Housing Helps Assure a Youthful City •Serves the long-term residents of your City, many have lived in the community 30+ years •Seniors typically will not move from single family homes without quality options. Promotes housing stock turnover and reinvestment in existing homes •Supports school systems –New residents in seniors’ homes will be younger and likely have school-aged children •Adds to the tax base through the new senior housing development and reinvestment in single family homes 6 Traffic –Senior Cooperative •Low traffic generator •3.7 trips per unit per day •Residents avoid peak rush hour •Comparison:Apartment 7.2 trips per day Condominium 5.8 trips per day Single Family 10.0 trips per day 7 Senior Population Growth (Age 70+) Seven County Twin Cities Metro Area 2000 -2045 0 100,000 200,000 300,000 400,000 500,000 600,000 700,000 800,000 2000 2005 2010 2015 2020 2025 2030 2035 2040 2045 Age 70-74 Age 75 - 79 Age 80+ Source: Minnesota State Demographic Center 75% growth in senior population→125% growth in senior population→ Demand 8 Project Details •100 Market Rate Cooperative Units •14 Home Styles Ranging in Size from 1,297 –1,906 •Common Areas Included: Great Room, Library, Club Room, Fitness Center, Guest Suites, Craft Room, Hobby Shop •4-Story Building with Underground Heated Garage •1.9 Parking Stalls Per Unit •75 Surface Parking Stalls •121 Underground Parking Stalls 9 Applewood Pointe of Corcoran –Site Plan 10 Applewood Pointe of Corcoran –Rendering 11 Applewood Pointe of Maple Grove at Arbor Lakes 12 Exterior Amenities 13 Thank You F.F.E.100'-0"123411111111222234455556TYP.6TYP.66666TYP.TYP.TYP.TYP.TYP.79999991011111314211414211415161617TYP.17TYP.181920334445555111113131421141421151617TYP.181920161621212134511131414SIGN 'C'WINDOW SILL102'-8"WINDOW HEAD110'-0"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"F.F.E.100'-0"TOP OF PARAPET122'-3"TOP OF PARAPET118'-0"TOP OF PARAPET118'-0"BOTTOM OF CANOPY112'-0"TOP OF PARAPET118'-0"TOP OF SCREENING120'-4"TOP OF PARAPET117'-0"F.F.E.100'-0"ABC1111122222334445555556TYP.6TYP.6TYP.6TYP.6TYP.777889999991111111212121213131314212121141414141616212114112223A201310SIGN 'D'WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"TOP OF PARAPET121'-6"F.F.E.100'-0"A124569112114WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"A12456911211497WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"ELEVATION KEY NOTES1. STONE VENEER - SOUTHERN LEDGESTONE 'CHARDONNAY' BY CULTURED STONE2. COMPOSITE WOOD SHAKE SIDING - HARDIESHINGLE - STRAIGHT EDGE PANEL 'NAVAJO BEIGE' BY JAMES HARDIE3. COMPOSITE WOOD HORIZONTAL SIDING - HARDIEPLANK - SMOOTH -'KHAKI BROWN' BY JAMES HARDIE4. COMPOSITE WOOD BOARD AND BATTEN SIDING - HARDIEPANEL VERTICAL SIDING - SMOOTH - 'COBBLESTONE' WITH HARDIETRIM BOARD - SMOOTH BATTEN BOARD - 'COBBLESTONE' BY JAMES HARDIE5. PREFINISHED METAL COPING - 'WHITE'6. ALUMIUNUM STOREFRONT FRAMING / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES7. ALUMINUM DOOR / TRANSOM / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES8. HOLLOW METAL DOOR AND FRAME - PAINT TO MATCH 'DARK BRONZE'9. ARCHITECTURAL PRECAST CONCRETE SILL10. 14'-3" x 3'-7" EXTERIOR LED 'NEW HORIZON ACADEMY' AND 'SUN' SIGNAGE. SEE ELECTRICAL DRAWINGS FOR FURTHER INFORMATION.11. EIFS CORNICE - PAINT 'WHITE'12. PREFINISHED METAL SCUPPER AND 4"x6" DOWNSPOUT - 'DARK BRONZE'. CONNECT DOWNSPOUT TO UNDERGROUND STORM SEWER. SEE CIVIL DRAWINGS FOR FURTHER INFORMATION.13. LED LIGHT FIXTURE. SEE ELCTRICAL DRAWINGS FOR FURTHER INFORMATION14. 1x COMPOSITE WOOD TRIM - PAINT 'WHITE'15. 'BLACK' FABRIC AWNING. SEE DETAIL FOR FURTHER INFORMATION16. DASHED LINE DENOTES TOP OF ROOF BEYOND17. COMPOSITE WOOD DENTIL - PAINT 'WHITE'18. ARCHITECTURAL PRECAST CONCRETE COLUMN CAP19. 8x8 COMPOSITE WOOD COLUMN. SEE STRUCTURAL FOR FURTHER INFORMATION20. 4x12 COMPOSITE WOOD BEAM21. 1x COMPOSITE WOOD TRIM - PAINT 'NEW HORIZON BLUE'22. WALL MOUNTED CT CABINET - PAINT TO MATCH ADJACENT FINISH23. ELECTRICAL METER - PAINT TO MATCH ADJACENT FINISH24. 1'-0" HIGH x 2'-0" WIDE SCUPPER OPENING25. WOODEN TRASH ENCLOSURE GATE AND POST ASSEMBLY26. ROOF TOP SCREENING BEYOND. #/9A 2023519351935193519'BLACK' AWNING FABRIC1" 'BLACK' ALUMINUM AWNING FRAMING -TYP.1x COMPOSITE LEDGER BOARD. PAINT TO MATCH ADJACENT LAP SIDING. COORINDATE FINAL LOCATION WITH AWNING MANUFACTURER -TYP.2x TREATED WOOD BLOCKING. COORINDATE FINAL LOCATION WITH AWNING MANUFACTURER -TYP.PREFINISHED METAL FLASHING. COLOR TO MATCH ADJACENT LAP SIDINGPREFINISHED METAL FLASHING. COLOR TO MATCH ADJACENT AWNING FABRICLAP SIDING OVER WEATHER RESISTIVE BARRIER5/8" PLYWOOD SHEATHING2x WOOD STUD FRAMING1x COMPOSITE WOOD TRIM -PAINT 'WHITE'2'-0"AWNING ASSEMBLY110'-8"BTM. FABRICAWNING ASSEMBLY115'-5"TOP FABRIC4'-10"RBuilding a Better Worldfor All of UsRSEH ProjectChecked ByDrawn ByProject StatusIssue DateThis drawing is an instrument of service and shall remain the property of Short Elliott Hendrickson, Inc. (SEH). This drawing and the concepts and ideas contained herein shall not be used, reproduced, revised, or retained without the express written approval of SEH. Submission or distribution of this drawing to meet official or regulatory requirements or for other purposes in connection with the project is not be construed as publication in derogation of any of the rights of SEH.ArchitectOwnerShort Elliott Hendrickson, Inc.3535 Vadnais Center Dr.St. Paul, Minnesota 55110800.325.2055Short Elliott Hedrickson, Inc.All Rights ReservedCOPYRIGHT © 2020New Horizon Academy3405 Annapolis Lane N.Suite 100Plymouth, Minnesota 55447763.557.1111PRELIMINARY EXTERIORELEVATIONSA202NEW HORIZON ACADEMYCORCORON, MN 55340New Horizon Academy3/16" = 1'-0"1WEST ELEVATION3/16" = 1'-0"2NORTH ELEVATION3/16" = 1'-0"3SOUTH ENTRY ELEVATION3/16" = 1'-0"4NORTH ENTRY ELEVATION3/16" = 1'-0"5TRASH ENCLOSURE3/4" = 1'-0"6FABRIC AWNING DETAILRevision IssueRev. # DescriptionDate 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6b. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: March 24, 2021 for the April 1, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary Plat and Variance Application for “Franzen Estates” on the property located at 23020 Strehler Road (PID 17-119-23-32-0003) (city file no. 20-049) 60-DAY REVIEW DEADLINE: May 9, 2021 1.Description of Request The applicants are requesting approval of a three lot subdivision and a variance from the lot width and street frontage requirements. This subdivision would use all of the development rights on the property. 2. Background In 1993, the City Council approved a lot split that allowed the Franzens to split off the 10-acre parcel at 23105 Larsen Road. As part of that approval, they provided a 60-foot roadway easement across the north portion of the new lot to provide access to the remaining property. At that time, the City acquired deeds for additional land at the end of Larsen Road to ensure a full 60 feet of access from the cul-de- sac. The existing home and accessory structure will remain on the proposed Lot 1 with access to Strehler Road and the two new lots would be sold for custom homes. Those two lots would have access off the end of the Larsen Road cul-de-sac. 3. Context Zoning and Land Use The site is guided Rural/Ag Residential in Comprehensive Plan and zoned Rural Residential (RR). The properties to the east, north and west are guided Rural/Ag Residential and zoned RR. The property to the south across Strehler Road is guided Agricultural Preserve and zoned RR. Natural Characteristics of the Site There are no natural resources identified in the NRI. However, the northwestern portion of the site does border a High Quality Natural Community (maple/basswood forest). The are a number of wetlands on the site and the southwest portion of the site is in the FEMA floodplain. Franzen Estates PP and Variance (20-049) 2 April 1, 2021 4. Analysis Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outline in the City’s subdivision and zoning ordinance. If it meets these standards, the City must approve the preliminary plat. 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. B. Consistency with Ordinance Standards Preliminary Plat Lot Size The applicant is proposing create three lots from this 29.75-acre site. The applicant is requesting variances from the lot width and lot frontage requirements. A comparison of the RR district standards and the proposed lots is reflected in the table below with red text where a variance is required: RR district standard Lot 1 (existing home) Lot 2 Lot 3 Minimum lot area 2 acres 9.7 acres 10 acres 10 acres Minimum lot width 200 feet 329.97 feet 200 feet 129.96 feet Minimum lot depth 300 feet 1,277.37 1,320.40 1,320.35 Minimum Principal Structure Setbacks: Front 50 feet 330+/_ feet 50 feet 50 feet Side 25 feet 102 +/- feet 25 feet 25 feet Rear 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet N/A N/A N/A Setbacks The existing home and structures on proposed Lot 1 comply with setback requirements. The plan generally complies with the required setbacks except that Lots 2 and 3 do not meet the lot width requirements because they do not have frontage on a public street or private drive. Franzen Estates PP and Variance (20-049) 3 April 1, 2021 There is an existing 60-foot road way easement that extends 329.96 feet west of Larsen Road. This easement could be extended an additional 70.04 feet west to provide the required lot frontage for Lot 2. If improvements were made to build either a public street or private drive as outlined in the ordinance it would also provide the frontage to create the front lot line from which to measure the front yard setback. Lots 2 and 3 are shall be required to comply with the 50-foot front yard setback requirement from the south lot line. The preliminary plat must be revised to dimension this setback on the plans. Streets/Access The preliminary plat will dedicate the required 40-foot ½ right-of-way for Strehler Road adjacent to Lot 1. When the property was split in 1993, a right-of-way easement was granted and with this plat it will be deeded as right-of-way. The applicant is proposing access for the two lots from Larsen Road. The City acquired additional land at the end of the cul-de-sac to allow for a 60-foot wide extension that aligns with the 60-foot roadway easement to provide access to this site. However, the easement is not long enough to provide the required 200 feet of frontage for Lot 2. Section 945.020, Subd. 1 of the Subdivision Ordinance requires each lot to “abut and have direct access to an improved street or private drive”. The public street could be extended to serve the two lots, but the Council may also approve a private drive if the Council finds that a public street connection is not required for the public street network. In this case, the property to the east is already developed and no public street connection to the east is viable. The private drive standards require a 20-foot wide drive in accordance with engineering standards (Sheet STR-3) with turnaround as required by public safely. The ordinance would require a maintenance agreement for the shared drive. There is an existing driveway coming off the shared easement to provide access to 23105 Larsen Road. Three driveways as proposed by the applicant raises a number of maintenance concerns and creating a single shared driveway with maintenance costs shared by the benefiting landowners will limit potential future conflicts. The City Engineer has included a condition requiring that the existing driveway and the proposed driveways for the new lots be combined into a shared driveway for at least an 80-foot extension from the existing gravel on the Larsen Road cul-de-sac centered within the right-of-way if the variance is granted. Staff recommends that the easement be extended to provide the required lot width and the private drive be built to provide access to the new lots. This is discussed in more detail in the variance section of this report. Utilities The new lots will be served by private well and septic. The plans show a primary and secondary septic site for each lot. The applicant must obtain preliminary approval of the septic locations from Hennepin County Public Health Department prior to submittal of a final plat application. Franzen Estates PP and Variance (20-049) 4 April 1, 2021 The applicant has completed a preliminary wetland review, but the delineation has not yet been approved. The plans must be updated prior to submittal of the final plat to show that the septic locations comply with the 75-foot minimum setback from the approved wetland. Wetlands The applicant has contracted with Kjolhaug Environmental to complete the wetland delineation. The City as the Local Government Unit (LGU) for the Wetland Conservation Act will not be able to finalize the delineation until spring. The applicant must obtain approval of the wetland delineation and revise the plat drawings to reflect the wetland delineation prior to submittal of the final plat application. The wetland delineation must include an analysis of the wetland quality and provide the required wetland buffers. If the wetlands are defined as medium quality, the applicant must provide a 25 foot average wetland buffer plus a 15-foot setback from the buffer. The applicant will be required to show wetland buffer monument signs on the plans and install them on site in compliance with the Zoning Ordinance Section 1050.010 requirements. The ordinance requires a wetland buffer monument at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge Additionally, where acceptable natural vegetation exists in buffer strip areas, the retention of such vegetation in an undisturbed state is preferred. However, if the LGU finds that the buffer has been disturbed, it must be planted with wetland buffer vegetation as described in the Zoning Ordinance. Park Dedication The Parks and Trails Map in the Comprehensive Plan shows the northern portion of this site bordering a potential Community open space Park and a future on-road trail on Strehler Road. The Parks and Trails Commission will review the request at the April 15th meeting and that recommendation will be forwarded to the City Council. Park dedication is required for the two lots. If the Commission recommends park dedication be cash-in- lieu of land, it would be based on the park dedication in place at the time the final plat is released. The current fee schedule would require $ 9,256.00 (2 x $4,628.00). Landscaping The applicant’s plan indicate that no significant trees will be removed. Section 1060.070 of the Zoning Ordinance requires one overstory street to be planted on each of the new lots. This has been included as a condition of approval. Franzen Estates PP and Variance (20-049) 5 April 1, 2021 Signage No development signage is proposed. Variance The applicant is requesting variances from the 200-foot minimum lot width requirements in Section 1040.030, Subd. 8 of the Zoning Ordinance and Section 945.020, Subd. 1 of the Subdivision Ordinance which requires each lot to “abut and have direct access to an improved street or private drive”. Section 970.030 of the Subdivision Ordinance and Section 1070.040 of the Zoning Ordinance have the same standards for variances. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. Staff finds no practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The existing 60-foot roadway easement could be extended 70.04 feet west to provide the required lot width for Lot 2. If the easement were extended east, the developer could construct the private drive in this extended easement as required by the ordinance. It appears that the request for the variance is primarily economic based on the landowner’s desire to avoid constructing the private drive; however, both MN Statute §462.357 and the ordinance state that economic considerations alone do not constitute practical difficulties. 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. The conditions upon which vacation is requested is not unique to the parcel of land. The property directly to the east (Strehler Preserve) was approved for subdivision in 2016 and requested the ordinance amendment that the City Council adopted to allow private drives as an option to public streets. Since that time there have been 2-3 other small subdivisions that were allowed to build a private drive rather than a public street to meet the lot width requirements. There is no physical reason that this subdivision cannot build a private drive to serve the two new lots. There are certainly other developers who would prefer to avoid the cost of either a new public street or private drive to provide access. However, the Planning Commission could find that this is a unique situation because when the Franzen property was split in 1993, the roadway easement was provided to allow a subdivision as shown on the plans. 3. That the granting of the variation will not alter the essential character of the locality. Franzen Estates PP and Variance (20-049) 6 April 1, 2021 Granting the variance may not alter the character of the locality. However, approval of the variance would likely encourage other developers to make the same request to save development costs and if approved for multiple developments could change the character of the locality. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The variance would not be in harmony with the general purposes and intent of the Ordinance, which required each lot to have frontage and access onto a public street or private drive. The ordinance ensures that access to homes is built to minimum standards to ensure access is maintained to minimum standards to allow public safety vehicle access to the new homes. However, the Planning Commission could find that the concept is consistent with the 1993 vision for future development off the roadway easement. 5. The variance is consistent with the Comprehensive Plan. The variance is not inconsistent with any specific Comprehensive Plan policies. Staff finds that the variance standards are not met and recommends denial of the variance. Denial of the variance would require the applicant to revise the plans to extend the existing roadway easement an additional 70.04 feet over the proposed Lot 1 and construct a private drive in accordance with City standards. Summary Staff finds that the variance standards have not been met. The draft resolution denies the variance and approves the preliminary plat with conditions attached to require a private drive that would address the lot width and access requirements of the City Code. However, if the Planning Commission finds that there are unique conditions because of the previous approvals and actions taken to ensure access with the 60-foot easement, they could recommend approval. Staff has drafted an alternative resolution for consideration. 5. Recommendation Move to recommend approval of the Preliminary Plat and denial of the variance (option A). Franzen Estates PP and Variance (20-049) 7 April 1, 2021 Attachments a.Option A - Draft Resolution Approving Preliminary Plat and Denying the Variance b.Option B- Draft Resolution Approving Preliminary Plat and Variance c.City Engineer’s Memo dated March 24, 2021 d.Site Location Map e.Applicant Narrative dated January 26, 2021 f.Preliminary Plat dated March 11, 2021 g.Deed and Easement documents h.Email from Pingel dated March 23, 2021 i.Email from Meuwissen dated March 26, 2021 j.Email from Schulte dated March 26, 2021 k.Emails from Rickson dated March 26, 2021 City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND DENYING A VARIANCE FOR “FRANZEN ESTATES” ON THE PROPERTY LOCATED AT 23020 STREHLER ROAD (PID 17-119-23-32-0003) (CITY FILE NO. 20-049) WHEREAS, Greg and Deb Franzen (“the applicant”) have requested approval of a preliminary pat to allow for a three lot subdivision on property described as follows: See Attachment A WHEREAS, the applicant has also requested approval of a variance from the lot width requirements and the requirement for frontage on a public street or private drive, and; WHEREAS, the Planning Commission reviewed the submitted preliminary plat and variance at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat subject to the following findings and conditions; 1.A preliminary plat is approved, in accordance with the plans received by the City on December 30, 2020 and revisions received on January 26, 2021 and March 10, 2021, except as amended by this resolution. 2.The requested variance from the lot width and frontage on a public street or private drive requirements is denied based on the following findings: a.That there are no practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The existing 60-foot roadway easement could be extended 70.04 feet west to provide the required lot width for Lot 2. If the easement were extended east, the developer could construct the private drive in this extended easement as required by the ordinance. It appears that the request for the variance is primarily economic based on the landowner’s desire to avoid constructing the private drive; however, both MN Statute §462.357 and the ordinance state that economic considerations alone do not constitute practical difficulties. b.The conditions upon which vacation is requested is not unique to the parcel of land. The property directly to the east (Strehler Preserve) was approved for subdivision in 2016 and requested the ordinance amendment that the City Council adopted to allow private drives as an option to public streets. Since that time there have been 2-3 other small subdivisions that were allowed to build a private drive to meet the lot width requirements. There is no physical reason that this subdivision cannot build a private drive to serve the two new lots. There are certainly other developers who would prefer to avoid the cost of either a new public street or private drive to provide access. c.Granting the variation will not alter the essential character of the locality. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 5 d.The variance would not be in harmony with the general purposes and intent of the Ordinance, which required each lot to have frontage and access onto a public street or private drive. The ordinance ensures that access to homes is built to minimum standards to ensure access is maintained to minimum standards to allow public safety vehicle access to the new homes. e.The variance is not inconsistent with any specific Comprehensive Plan policies. 3.The 50-foot front yard minimum setback shall be measured from the south lot line on Lots 2 and 3. 4.The plans must be revised to comply with: a.The 200 foot minimum lot width requirement for Lot. The minimum lot width can be met with an extension of the 60-foot wide roadway easement 70.04 feet east over Lot 1. b.The applicant shall provide a private drive for access to Lot 2 and Lot 3. c.The applicant must comply with private drive standards in Section 945.020, Subd. 20 of the Subdivision Ordinance. 5.There are no development rights remaining after the land is platted. 6.The applicant shall comply with comments in the City Engineer’s memo dated March 23, 2021. 7.The approval is subject to the review and approval of the wetland delineation. a.The applicant shall comply with any conditions of approval from the wetland Local Government Unit. b.The plans must comply with the wetland buffer and setback requirements in Section 1050.010 of the Zoning Ordinance. c.The plans must show the required wetland buffer monuments on the preliminary plat. d.The plans must show compliance with the wetland buffer strip planting requirements in Section 1050.010 of the Zoning Ordinance. e.The plans must show the minimum 75-foot setback from the delineated wetland. 8.Park dedication shall be due for the two new lots and shall be cash-in-lieu of land, subject to the park dedication fees adopted at the time the final plat is released for filing. 9.Prior to submittal of the final plat application, the applicant must: City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 a.Provide a recorded copy of the 60-foot roadway easement or title work to confirm the that the easement has been recorded for review by the City Attorney. b.Revise the preliminary plat to provide drainage and utility easements over the approved wetland and wetland buffers. The preliminary shall be revised to show these easements. c.Provide proof of preliminary approval of the septic locations from Hennepin County. d.Provide a draft homeowners association document for maintenance of the private drive. e.Provide a draft maintenance agreement for the private drive. 10.Prior to issuance of building permits: a.Wetland buffer monument signs must be installed as required by Section 1050.010 of the Zoning Ordinance. b.Lot monuments shall be installed as required by the Subdivision Ordinance. c.Each lot must show one overstory tree to be planted on the lot. d.Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. e. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. f.The applicant must enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 11.Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 5 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND APPROVING A VARIANCE FOR “FRANZEN ESTATES” ON THE PROPERTY LOCATED AT 23020 STREHLER ROAD (PID 17-119-23-32-0003) (CITY FILE NO. 20-049) WHEREAS, Greg and Deb Franzen (“the applicant”) have requested approval of a preliminary pat to allow for a three lot subdivision on property described as follows: See Attachment A WHEREAS, the applicant has also requested approval of a variance from the lot width requirements and the requirement for frontage on a public street or private drive, and; WHEREAS, the Planning Commission reviewed the submitted preliminary plat and variance at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat subject to the following findings and conditions; 1.A preliminary plat is approved, in accordance with the plans received by the City on December 30, 2020 and revisions received on January 26, 2021 and March 10, 2021, except as amended by this resolution. 2.The requested variance from the lot width and frontage on a public street or private drive requirements is approved based on the following findings: a.That there are practical difficulties in complying with the Zoning Ordinance. When the Franzen property was split in 1993, the roadway easement was provided to allow a subdivision as shown on the plans. b.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. When the Franzen property was split in 1993, the roadway easement was provided to allow a subdivision as shown on the plans. c.That the granting of the variation will not alter the essential character of the locality. d.The proposed variance would be in harmony with the general purposes and intent of the Ordinance to allow single family homes. The plat is consistent with the vision for future development anticipated in 1993 when the Franzen parcel was split and the roadway easement granted. e.The variance is consistent with the Comprehensive Plan. 3.There are no development rights remaining after the land is platted. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 4 4.The applicant shall comply with comments in the City Engineer’s memo dated March 23, 2021. 5.The 50-foot front yard minimum setback shall be measured from the south lot line on Lots 2 and 3. 6.The plans must be revised to show a single shared driveway off the cul de sac for the existing driveway and the two new driveways. a.The three driveways should be combined into a shared entrance onto Larsen Road and centered within the roadway easement. This should continue until such point that the three driveways are split approximately 80 feet from the end of the existing gravel turnaround. b.Driveway drainage conveyance (swales/culverts) needs to be designed and identified on plans to ensure offsite drainage is not impacted. This includes but is not limited to runoff from the exception parcel and Lot 1 across Lot 2 drive and runoff from Larsen Road Across all of the drives. c.Provide a draft maintenance agreement for maintenance of the shared portion of the driveways. 7.The approval is subject to the review and approval of the wetland delineation. a.The applicant shall comply with any conditions of approval from the wetland Local Government Unit. b.The plans must comply with the wetland buffer and setback requirements in Section 1050.010 of the Zoning Ordinance. c.The plans must show the required wetland buffer monuments on the preliminary plat. d.The plans must show compliance with the wetland buffer strip planting requirements in Section 1050.010 of the Zoning Ordinance. e.The plans must show the minimum 75-foot setback from the delineated wetland. 8.Park dedication shall be due for the two new lots and shall be cash-in-lieu of land, subject to the park dedication fees adopted at the time the final plat is released for filing. 9.Prior to submittal of the final plat application, the applicant must: a.Revise the preliminary plat to provide drainage and utility easements over the approved wetland and wetland buffers. The preliminary shall be revised to show these easements. b.Provide proof of preliminary approval of the septic locations from Hennepin County. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 4 c.Provide a recorded copy of the 60-foot roadway easement or title work to confirm the that the easement has been recorded for review by the City Attorney. 10.Prior to issuance of building permits: a.Wetland buffer monument signs must be installed as required by Section 1050.010 of the Zoning Ordinance. b.Lot monuments shall be installed as required by the Subdivision Ordinance. c.Each lot must show one overstory tree to be planted on the lot. d.Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. e.The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. f.The applicant must enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 11.Approval of the preliminary plat 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 McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 4 ATTACHMENT A The West 659.91 feet of the West Half of the Southwest Quarter of Section 17, Township 119, Range 23, Hennepin County, Minnesota. Except that part of the West 659.91 feet of the Southwest Quarter of the Southwest Quarter which lies West of the East 329.96 feet thereof. Also Except Road. Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Franzen Preliminary Plat Date: March 24, 2021 Exhibits: This Memorandum is based on a review of the Preliminary Plat drawings by DEMARC Land Surveying and Engineering with revision dated 3/10/21. Three lots are being proposed with the existing homestead as Lot 1. Comments: General: 1.Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2.In addition to engineering related comments per these plans, the project is subject to additional planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3.Wetland delineation and WCA process is required. 4.Provide either an exemption letter or review letter from Elm Creek Watershed for erosion control and stormwater requirements. 5.The existing and proposed drainage and utility easements shall be shown. Driveways An existing driveway is located within the Roadway Easement connecting to Larsen Road. Based on the proposed configuration the following comments apply: 1.The three driveways should be combined into a shared entrance onto Larsen Road and centered within the roadway easement. 2.Driveway drainage conveyance (swales/culverts) needs to be designed and identified on plans to ensure offsite drainage is not impacted. Grading and Drainage The site drainage is north/northwest and receives drainage from Larsen Road (west), the Exception parcel (south) and Strehler Preserve to the east. City approval of conveyance of this drainage shall be approved prior to Final Plat. 1.Identify offsite subwatershed areas for contributing area to the onsite swales and driveway culverts. 2.Design conveyance for offsite drainage (see Driveway comment) must be provided and it appears the following is necessary. March 22, 2021 Franzen Preliminary Plat Kevin Mattson Page 2 of 2 a.Shared swale between Lots 1 and 2. b.Shared swale between Lots 2 and 3. Individual Lots City requires that individual lot grading/site plans be submitted and approved with final plat that show the septic, well, driveway culverts and building setback constraints. 1.Variation from the house locations identified may need additional permitting and engineering review. For example, driveway modifications may impact wetlands on Lots 2 and 3. More information will be known after the delineation is approved and represented on plans. 2.Show radius for drinking water well setbacks. 3.Install new mailbox in accordance with U.S. Post Office guidance in terms of placement and height. It is recommended to install a swing-away style to assist with winter maintenance needs. Floodplain 1.Floodplain is shown on Lot 1 (existing homestead) but does not affect the plat. Redevelopment or additional improvements on Lot 1 would require additional analysis. End of Comments He nn e p in Co u nty Natu ra l R es o urc es Map 23020 Strehle r Road Da te : 3/2 6/20 21 Co mm ent s: Th is da ta (i) is furn ished 'AS IS' wit h n o represe ntation as to comp leteness or accu racy; (ii) is furnish ed with no warra nty of a ny kin d; an d (iii) is n otsu it able for le ga l, engine ering or surveying p ur po ses. He nn epin Cou nt y shall n ot be liable for a ny d amage, in jury or loss re sulting from th is da ta. CO PYRIGHT © HENNEP IN COUNTY 2021 1 inc h = 8 00 f ee t Le ge n d PID: 1 711 9 233 2 000 3 Ad d re s s: 2 3020 STR EH LER R D , C OR C OR AN O wne r N am e: G F & D L F RA NZ EN Acr es: 29.75 ¯ LARSEN ROAD60Edge of Ri g h t of W a y PROPOSEDEASEMENT 11.512.012.0Portion of propertyconveyed to City ofCorcoran for Roadwaypurposesper Doc. No.6457667 1320.35N 00°22'53" W329.96 S 89°57'20" W Easterly extension ofthe south line of Lot 7 Portion of propertyconveyed to City ofCorcoran for Roadwaypurposesper Doc. No.6405426 Easterly extension ofthe North line of Lot 11 ROADWAY EASEMENTEXISTINGEdge of Gravel LARSEN ROADS 89°57'34" W 329.97N 00°22'53" W 1287.37 S 89°57'20" W 329.96N 00°22'53" W 1320.35N 89°57'07" E 659.9260659.91E X C E P T I O N329.96N 00°22'53" W 2607.79 60' R/W 3340 40 33 1000 100099899810009969981 0 0 210021002 1 0 0 4 100610201012101410161018102210241026102810001000100210041006 1012 1010 10081012L O W L A N D T R E E L I N E C U L T I V A T E D F I E L D FLOOD ZONE "A" C U L T I V A T E D F I E L D T R E E S BUILDING S E T B A C K L I N E 10021004 1006 1008 1020101610181022 102410261028 STREHLER ROADApprox. ExistingSeptic Location Tank Existing 60' Roadway EasementSOUTH LINE OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22NORTH LINE OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22WEST LINE OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22 NORTH LINE OF THE SW 1/4 OF THESW 1/4 SEC. 17, TWP. 119, R.22EAST LINE OF THE WEST 659.91 FEET OF THE W 1/2 OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22 Portion of property conveyed to Cityof Corcoran for Roadway purposesper Doc. No.6457667 See Detail Portion of property conveyed to Cityof Corcoran for Roadway purposesper Doc. No.6405426. See Detail ShedHouseShed Sheds Shed & Silo Sheds Existing gravel drive to neighbors G r a v e lAdjoining Owner:Ashley Craig / Brian Derosier22900 Strehler Road Adjoining Owner:Todd & Kathy Sarinen22930 Strehler Road Adjoining Owner:Matt & Andrielle Sarkinen22960 Strehler Road Adjoining Owner:Ryan & Rebecca Erickson22990 Strehler Road Adjoining Owner:Debra Weinand22945 Co. Road No. 10Adjoining Owner:Jim & Cecilia Kozicky23110 Garrison Road Adjoining Owner:Steve & Marilyn Rickson23110 Larsen Road Adjoining Owner:David & Sharen Johnson23107 Larsen Road Adjoining Owner:Raymond Ehrlich & Eve Noehles23105 Larsen Road 996.3 1006.7 1001.5 1002.2 1021.5 1019.9 998.5 1027.1 1020.2 1012.2 1008.0 1016.0 996.6 997.2cim Well Existing gravel driveWetlands percounty GIS (typ.)delineation in process Flood Zone A per FEMA MapNo. 27053C0151F,effective date 11/04/2016 1 OF 1 SHEET NO. PROJECT: 89399REVISIONS DRAWN BY: CHECKED BY: EXISTING CONDITIONS SURVEY GREG FRANZEN 23020 Strehler Road Corcoran, MN 55340GRPSigned: ____________________________________________ Gregory R. Prasch Registration No. 24992 Surveyed this 23rd day of February 2021. The only easements shown are from plats of record or information provided by client. I certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.RP FB No: 1114-75 7601 73rd Avenue NorthMinneapolis, Minnesota 55428 (763) 560-3093 DemarcInc.com 32020 Strehler Road, Corcoran, MN 55340 Property located in Section 17, Township 119, Range 23, Hennepin County, Minnesota Address: SURVEY FOR The West 659.91 feet of the West Half of the Southwest Quarter of Section 17, Township 119, Range 23, Hennepin County, Minnesota. Except that part of the West 659.91 feet of the Southwest Quarter of the Southwest Quarter which lies West of the East 329.96 feet thereof. Also Except Road. Legal Description Zoning Information Miscellaneous Notes Property Address: 23020 Strehler Road, Corcoran, MN 55340 PID No.: 17-119-23-32-0003 Total area of Parcel = 1,296,113 sq. ft. (29.75 acres) By graphic plotting only, this property was found to be located within Flood Zone "X" and "A" (at SW corner of property next to Strehler Road) of the Flood Insurance Rate Map, Community Panel No. 27053C0151F, which bears an effective date of 11/04/2016 (No base flood elevation). Title insurance commitment showing property description and any encumbrances of record not provided, survey subject to change. Property located in Section 17, Township 119, Range 23, Hennepin County, Minnesota Topography from MnTOPO using LiDAR technology. 1 2 3 4 5 6 1"=20' Property Currently Zoned: RR, Rural Residential Proposed Zoning: RR, Rural Residential Zoning Ordinance Requirements: Building Setbacks Front - 100 feet from major roadways Front - 50 feet from all other roadways Side Yard - 25 feet Rear Yard - 25 feet Minimum Lot Size - 2 acres Minimum Lot Width - 200 feet Minimum Lot Depth - 300 feet Refer to City code for additional requirements FRANZEN ESTATES D E T A I L Developer: Greg Franzen 23020 Strehler Road Corcoran, MN 55340 E-Mail: gregfranzen@netzero.com Property Owner: Greg Franzen 23020 Strehler Road Corcoran, MN 55340 Personnel SURVEYOR Demarc Surveying and Engineering 7601 73rd Avenue N. Brooklyn Park, MN 55428 Attn: Greg Prasch phone: 763-560-3093 fax: 763-560-3522 e-mail: gregprasch@demarcinc.com DE Basis of bearings per Hennepin County coordinates FIELD BY:F:\survey\17-119-23 - hennepin\23020 strehlen road\01 Surveying - 89212\01 CAD\01 Source\01 Survey Base.dwg Legend Denotes preliminary wetland per available maps Denotes flood plain boundary 03.11.21 ADDRESS LARSEN ROAD60Edge of Ri g h t of W a y PROPOSEDEASEMENT 11.512.012.0Portion of propertyconveyed to City ofCorcoran for Roadwaypurposesper Doc. No.6457667 1320.35N 00°22'53" W329.96 S 89°57'20" W Easterly extension ofthe south line of Lot 7 Portion of propertyconveyed to City ofCorcoran for Roadwaypurposesper Doc. No.6405426 Easterly extension ofthe North line of Lot 11 ROADWAY EASEMENTEXISTINGEdge of Gravel LARSEN ROADSTREHLER ROADS 89°57'34" W 329.97N 00°22'53" W 1287.37 S 89°57'20" W 329.96N 00°22'53" W 1320.35N 89°57'07" E 659.9260659.91E X C E P T I O N329.96N 00°22'53" W 2607.79 60' R/W 3340 40 33 200.001320.40 1277.39 1277.37 7.00 N 10°46'03 " E 1 3 4 4 . 2 2 459.92200.007.00 (road dedication)L O T 3 L O T 2 L O T 1 1000 100099899810009969981 0 0 210021002 1 0 0 4 100610201012101410161018102210241026102810001000100210041006 1012 1010 10081012459.92329.97L O W L A N D T R E E L I N E C U L T I V A T E D F I E L D FLOOD ZONE "A" C U L T I V A T E D F I E L D T R E E S BUILDING S E T B A C K L I N E 10021004 1006 1008 1020101610181022 102410261028 STREHLER ROADPrimary Septic Alternate Septic P r im a r y S e p t i cAlt e r n a t e S e p t i c Approx. ExistingSeptic Location Tank Proposed Building Pad Proposed Building Pad Existing 60' Roadway EasementSOUTH LINE OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22NORTH LINE OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22WEST LINE OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22 NORTH LINE OF THE SW 1/4 OF THESW 1/4 SEC. 17, TWP. 119, R.22EAST LINE OF THE WEST 659.91 FEET OF THE W 1/2 OF THE SW 1/4 OF SEC. 17, TWP. 119, R.22 Portion of property conveyed to Cityof Corcoran for Roadway purposesper Doc. No.6457667 See Detail Portion of property conveyed to Cityof Corcoran for Roadway purposesper Doc. No.6405426. See Detail ShedHouseShed Sheds Shed & Silo Sheds Existing gravel drive to neighbors G r a v e lAdjoining Owner:Ashley Craig / Brian Derosier22900 Strehler Road Adjoining Owner:Todd & Kathy Sarinen22930 Strehler Road Adjoining Owner:Matt & Andrielle Sarkinen22960 Strehler Road Adjoining Owner:Ryan & Rebecca Erickson22990 Strehler Road Adjoining Owner:Debra Weinand22945 Co. Road No. 10Adjoining Owner:Jim & Cecilia Kozicky23110 Garrison Road Adjoining Owner:Steve & Marilyn Rickson23110 Larsen Road Adjoining Owner:David & Sharen Johnson23107 Larsen Road Adjoining Owner:Raymond Ehrlich & Eve Noehles23105 Larsen Road Proposed Driveway996.3 1006.7 1001.5 1002.2 1021.5 1019.9 998.5 1027.1 1020.2 1012.2 1008.0 1016.0 996.6 997.2cim Well Prop o s e d D r i v e w a y Existing gravel driveWetlands percounty GIS (typ.)delineation in process Flood Zone A per FEMA MapNo. 27053C0151F,effective date 11/04/2016 LARSEN ROAD11.512.012.0Proposed Driveway Proposed Driveway Existing Driveway 1 OF 1 SHEET NO. PROJECT: 89399REVISIONS DRAWN BY: CHECKED BY: PRELIMINARY PLAT GREG FRANZEN 23020 Strehler Road Corcoran, MN 55340GRPSigned: ____________________________________________ Gregory R. Prasch Registration No. 24992 Prepared this 1st day of March 2021. The only easements shown are from plats of record or information provided by client. I certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed land Surveyor under the laws of the State of Minnesota.RP FB No: 1114-75 7601 73rd Avenue NorthMinneapolis, Minnesota 55428 (763) 560-3093 DemarcInc.com 32020 Strehler Road, Corcoran, MN 55340 Property located in Section 17, Township 119, Range 23, Hennepin County, Minnesota Address: SURVEY FOR The West 659.91 feet of the West Half of the Southwest Quarter of Section 17, Township 119, Range 23, Hennepin County, Minnesota. Except that part of the West 659.91 feet of the Southwest Quarter of the Southwest Quarter which lies West of the East 329.96 feet thereof. Also Except Road. Legal Description Zoning Information Miscellaneous Notes Property Address: 23020 Strehler Road, Corcoran, MN 55340 PID No.: 17-119-23-32-0003 Total area of Parcel = 1,296,113 sq. ft. (29.75 acres) By graphic plotting only, this property was found to be located within Flood Zone "X" and "A" (at SW corner of property next to Strehler Road) of the Flood Insurance Rate Map, Community Panel No. 27053C0151F, which bears an effective date of 11/04/2016 (No base flood elevation). Title insurance commitment showing property description and any encumbrances of record not provided, survey subject to change. Property located in Section 17, Township 119, Range 23, Hennepin County, Minnesota Topography from MnTOPO using LiDAR technology. All commonly owned contiguous land is included in the proposed plat. No significant trees to be removed 1 2 3 4 5 6 1"=20' Property Currently Zoned: RR, Rural Residential Proposed Zoning: RR, Rural Residential Zoning Ordinance Requirements: Building Setbacks Front - 100 feet from major roadways Front - 50 feet from all other roadways Side Yard - 25 feet Rear Yard - 25 feet Minimum Lot Size - 2 acres Minimum Lot Width - 200 feet Minimum Lot Depth - 300 feet Refer to City code for additional requirements Proposed Number of Lots = 3 Area of proposed: Lot 1, Block 1 = 422,475 sq.ft (9.70 acres) Lot 2, Block 1 = 435,668 sq.ft (10.00 acres) Lot 3, Block 1 = 435,660 sq.ft (10.00 acres) Dedicated Right-of-Way along Strehler Road = 2,310 sq.ft (0.05 acres) FRANZEN ESTATES D E T A I L Developer: Greg Franzen 23020 Strehler Road Corcoran, MN 55340 E-Mail: gregfranzen@netzero.com Property Owner: Greg Franzen 23020 Strehler Road Corcoran, MN 55340 Personnel SURVEYOR Demarc Surveying and Engineering 7601 73rd Avenue N. Brooklyn Park, MN 55428 Attn: Greg Prasch phone: 763-560-3093 fax: 763-560-3522 e-mail: gregprasch@demarcinc.com DE Basis of bearings per Hennepin County coordinates Proposed Drainage & Utility Easements are shown thus: BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING INTERIOR LOT LINES.10105 5 R/W LineLot Line7 8 FIELD BY:F:\survey\17-119-23 - hennepin\23020 strehlen road\01 Surveying - 89212\01 CAD\01 Source\01 Survey Base.dwg Legend Denotes building setback line Denotes preliminary wetland per available maps Denotes flood plain boundary 1"=20'DRIVEWAY DETAIL 03.10.21 CITY COMMENTS 03.11.21 ADDRESS 1 Kendra Lindahl, AICP Subject:RE: City File 20-049, 23020 Strehler Road From: Michael Pingel <pingelmichael@gmail.com> Sent: Tuesday, March 23, 2021 7:22 AM To: Natalie Davis <ndavis@corcoranmn.gov> Subject: City File 20‐049, 23020 Strehler Road Hello Natalie, thank you for returning my call yesterday. I am writing to voice my opposition to the proposed extension of Larsen Road to accommodate access to the subdividing of 23020 Strehler Road, PID 07‐119‐23‐13‐0003, City File 20‐049. If possible I would like this email and attachment included in the "planning meeting packet". As a resident on Larsen Road since 1992 I was unaware that a "60 foot Road Easement" was granted at the east terminus of Larsen Road. I was aware that a single driveway easement had been granted. I would like to see the process history and documentation for the "60 foot Road Access". Please advise how I can secure that documentation. Granting a 60 foot Road easement will impose an adverse impact upon the residents of Larsen Road in terms of additional traffic, road deterioration and safety. Conservatively assuming each of the 2 lots has two vehicles making 2 trips per day, an additional 3,000 vehicle trips per year on Larsen Road would be generated. Clearly there are at least 2 other points/routes of access to the proposed subdivision via Strehler Road. Access via Strehler road would have the least impact on the fewest residents. Strehler Road is already a "connector" road with continuing access to Country Roads 19, 10 (via Bechtold Rd) and 50 and a much better option than Larsen Road.. See red lines on attached maps. As you stated in our phone conversion today, acces via Larsen road was chosen because it is "the most cost effective option for the property owner". You did not cite a compelling environment, traffic, or safety concern. It appears the only concern is what is most profitable to the property owner/seller. I was unaware that the City Of Corcoran is responsible for boosting property owners profits. I do not see how shifting the traffic burden and access "cost" to the residents of Larsen Road so that the property owner can make a larger profit is cost effective or equitable to the residents on Larsen Road. Why should the cost of access be shifted from the property owner onto the residents of Larsen Road? The burden and cost of poor planning by the property owner should not be shifted to the residents of Larsen Road. My position is that acces should be granted to the least impactful option to the residents of Larsen Road, not the most "cost effective for the property owner". Access should be from Strehler Road. Sincerely, Michael Pingel 2 23120 Larsen Road, Corcoran (Hamel) MN 55340 612.248.0913 1 Natalie Davis From:Renee Meuwissen <moosewagon@gmail.com> Sent:Friday, March 26, 2021 7:55 AM To:Natalie Davis Subject:City File 20-049 23020 Strehler Rd Follow Up Flag:Follow up Flag Status:Flagged To the city council and Mayor of Corcoran, My name is Renee Meuwissen and I live at 23230 Larsen Rd. My family have been residents of Larsen Rd since 1993. Upon seeing the "For Sale" sign at the intersection of Larsen Rd and County Rd 19 I learned of a single driveway easement from the cul de sac at the east end of our road. From my neighbors I was notified of the letter they received regarding the larger impact to our road. First off, I am extremely disappointed that we did not receive the information from the city as an increase in traffic on the road will affect our property and lifestyle, too. Those who currently live on Larsen Rd and Garrison Ln moved here for the quiet of country living. Increasing traffic on the road will adversely affect our lives, as well as the condition of the road. We have already seen an increase in traffic due to the vehicles of perspective buyers. Don't kid yourselves, we do know what vehicles to belong in this neighborhood and those that don't. We do look out for our neighbors. I have learned from Michael Pingel, the reason for using Larsen Rd for access is because it is "the most cost effective option for the property owner." We all know the cost of adding other access will be passed on to the prospective buyer. I don't understand why the city believes it is the responsibility of the residents of Larsen Road to bear the burden of the increased traffic. I would like it to be known that our house does not agr.ee with your proposal 1 Natalie Davis From:Laura Schulte <lauralschulte@gmail.com> Sent:Friday, March 26, 2021 11:34 AM To:Natalie Davis Subject:City File 20-049, 23020 Strehler Road Follow Up Flag:Follow up Flag Status:Flagged Hello Natalie, I am a resident of Larsen Road. I would like to voice my opposition to the proposed extension of Larsen Road to accommodate access to the subdividing of 23020 Strehler Road, PID 07‐119‐23‐13‐0003, City File 20‐049. Please include my email in the planning packet for the upcoming meeting. It was our understanding that only 1 single driveway easement was granted for 23020 Strehler Road, PID 07‐119‐23‐13‐ 0003, City File 20‐049. There were not 2 additional easements granted. I would like to see the documentation that allows for 2 additional easements. Please advise the process for obtaining that. As residents of Larsen Road we are very concerned about the additional traffic that will result from 2 more homes being added. Already we have noticed the increased wear and tear on our road from the additional traffic that has resulted from the land being for sale. We are a very close neighborhood, we know who lives in our neighborhood and which cars are new. We are very aware of any new traffic when it comes through. Granting a 60 foot road easement will have a negative impact on the residents of Larsen Road. It will add additional traffic and increase road deterioration. There appears to be other access points to the proposed subdivision that could be utilized. They may not be the most cost effective for Franzen’s but they would be more beneficial for the residents of Larsen Road. There are 16 homes (if you include the homes along Garrison which accesses via Larsen Road) which will be negatively impacted by the additional traffic that would be generated. The welfare of 16 family homes should be taken into consideration and should be more important than what is financially advantageous for the seller. Access via Strehler Road would have the least amount of impact on the fewest number of residents. My husband and I would like to attend the upcoming planning meeting. Is the 4/1/2021 meeting an in‐person meeting that we can attend? If it is not, could you please provide the call in information so we can participate. Thank you. ‐Laura Schulte ‐Peter Schulte 612‐750‐4853 lauralschulte@gmail.com peterdschulte@gmail.com 1 Natalie Davis From:srickson1973 <srickson1973@gmail.com> Sent:Friday, March 26, 2021 11:20 AM To:ndavis@corcoran.mn.us Subject:Development of 23020 strehler road. I have already submitted a message but dont know if it went through. In 1995 we agreed to an easement for a single use driveway off of the cul de sac. Greg fransen knows this as well as ray Ehrlich and Dave johnson. I guess we are too trusting in people to do the honest and ethical thing. The lawyer who wrote up that agreement appears to have said that we sold the land which we did not. Where is the payment for that land? Larsen road can not handle this much for traffic. The road is not maintained well enough. The road should be paved to handle that amount of traffic. Corcoran told us that notice of this plan would go out to everyone on this road. It only went to four households. This affects EVERYONE on this road as well as everyone on Garrison road and lane. Sent from my T‐Mob LTE Devi 1 Natalie Davis From:srickson1973 <srickson1973@gmail.com> Sent:Friday, March 26, 2021 12:06 PM To:Natalie Davis Subject:Subdivision of 23020 larsen road continued If land is being developed the people who are benefiting from it should use their own land. Have the access come off of their land not our road which was a dead end. We purchased this land because we wanted to live in the country on a quiet road. The addition of the one driveway added a minimum of 4 vehicles every day along with delivery trucks and what not. This would make this a very busy road. How do we get into the meeting electronicly on 4/1? Please respond Sent from my T‐Mobile 4G LTE Device 1 Natalie Davis From:srickson1973 <srickson1973@gmail.com> Sent:Friday, March 26, 2021 12:21 PM To:Natalie Davis Subject:RE: Subdivision of 23020 larsen road continued Marilyn Rickson 23110 Larsen Road 763 498 7474. I want to get the meeting info to all of the residents on our road Sent from my T‐Mobile 4G LTE Device ‐‐‐‐‐‐‐‐ Original message ‐‐‐‐‐‐‐‐ From: Natalie Davis <ndavis@corcoranmn.gov> Date: 3/26/21 12:12 PM (GMT‐06:00) To: srickson1973 <srickson1973@gmail.com> Subject: RE: Subdivision of 23020 larsen road continued Good afternoon Mr. Rickson, I am finalizing the agenda packet for the Planning Commission which will provide instructions for how to attend the Zoom meeting on 4/1. I intended to return your call and emails once I had this information readily available and could point you to where it was on the website. I will be happy to email this to you as well. I will include your emails in the packet, but please provide your full name and address for the record. Thank you, Natalie Davis Planner Direct: 763‐258‐4272 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 25, 2021 for the April 1, 2012 Planning Commission Meeting RE: PUBLIC HEARING. NAPA Site Plan, Conditional Use Permit and Variance for the Property located at 19905 75th Avenue North (PID 26-119-23-11-0040) (city file no. 21-004) 60-DAY REVIEW DEADLINE:May 7, 2021 1.Application Request The applicant has requested approval of a site plan, a conditional use permit and variance to allow redevelopment of former Corcoran Liquor site to allow a new retail building. The building would allow the construction of a new NAPA Auto Parts and two future retail tenant spaces. A conditional use permit is required as the proposed use, Automobile Retail (tires, batteries, etc. No body work or repair work), is a conditional use in the C-1 (Neighborhood Commercial). Other retail uses are allowed as a permitted use. However, staff notes that if a tenant with drive-through is proposed a conditional use permit will be required. The applicant has also requested a variance for the project. The variance is for a 16-foot parking setback where the Zoning Ordinance requires a 100-foot setback from County Road 116. •The original narrative indicated that a variance was requested to allow a 10-foot setback from County Road 116. However, the back of curb, retaining wall and landscaping were all located in this 10-foot setback. This is a drainage utility easement that should be preserved. Staff reached out to the applicant to request that they evaluate the site and shift everything out of this 10-foot drainage and utility easement. This revised plan shows that the improvements have been moved out of the easement and the parking is now at a 16-foot setback. The building has been reduced by 6 feet (from 16,400 to 15,200 sq. ft.). Staff has reviewed the application with the assumption that the other plans will be updated to reflect these changes. 2.Context Zoning and Land Use The site is guided Commercial and zoned C-1 (neighborhood commercial). The site has an existing building and parking lot, which would be removed as part of the development. Agenda Item: 6c. NAPA CUP, SP and Variance (21-004) 2 April 1, 2021 Surrounding Properties The property to the north and west are guided Commercial in Comprehensive Plan and zoned C-1. The property to the south is guided Industrial and is zoned I-1 (Light Industrial). The properties to the east, across County Road 116, are guided Mixed Use and Mixed Residential and zoned Downtown Mixed Use (DMU) and RMF-2 (Mixed Residential). Natural Characteristics of the Site This is a developed parcel and there are no natural resources identified in the Comprehensive Plan. There is a row of existing trees on the north lot line. The applicant is proposing to remove all existing trees on site. 3. Analysis of Request A. Level of City Discretion in Decision-Making The City’s 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 amendment. 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. 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 The request for the new building would provide space for the NAPA with two potential tenant spaces. The building would be an attractive addition to downtown, but the site is challenged to meet the required setbacks with a building of this size. Design Guidelines/Architecture The property is located in the Southeast District of the City, but is outside of the Town Center and does not have any specific architectural standards for the district. However, the building is subject to the standards in Section 1060.050 of the Zoning Ordinance. The plans show a 27-foot tall building with smooth finish precast panels as the primary building finish. The materials show three precast colors on the building. The plans do not detail the band color approximately 2/3 of the way up the wall. This appears to be an accent color, but details must be provided. The building materials comply with ordinance standards. Mechanical equipment locations are not shown on the plans, but must comply with Section 1060.030 of the Zoning Ordinance standards and the Southeast District standards. Equipment must be NAPA CUP, SP and Variance (21-004) 3 April 1, 2021 screened from view in a way that is integral to the architecture of the building. This equipment may not be located in the front yard. A trash enclosure is proposed in the northwest portion of the site. The trash enclosure would be constructed with precast panels to match the building and steel door with composite wood siding. This complies with ordinance standards. Details about the material colors should be provided. Lot Analysis Lot standards for the C-1 district are as follows: C-1 Standards NAPA Site Minimum lot area: Single-tenant building 25,000 square feet N/A Multi-tenant building 1 acre 1.51 acres Minimum lot width 100 feet 210 feet Minimum lot depth 200 feet 312 feet Minimum Principal Structure Setbacks: Front, From County Road 116* 100 feet 95+/- feet Front, From all other streets 25 feet 25 feet Side 20 feet 30 feet Rear 20 feet 80 +/- feet Adjacent to Residential 50 feet N/A Minimum Parking/Drive Aisle Setbacks: Front, From County Road 116* 100 feet 16 feet Front, From all other streets 25 feet 25 feet Side and Rear 10 feet 10 feet Maximum Principal Building Height 35 feet 27 feet Maximum Building Size 50,000 square feet 15,200 sq. ft. Maximum Impervious Surface Coverage 80% 69.2% *The 100-foot building and parking setback from CR 116 may be reduced to 60 feet and 25 feet respectively as allowed by Section 1060.080, Subd. K and L. The site plan must be revised to dimension the exact parking, building and retaining wall setbacks. The applicant is reducing the building setback via the flexibility allowed by Section 1060.070 Subd. 2(K) of the Zoning Ordinance. This requires the applicant to provide landscaping beyond the minimum requirements or preserve significant landscaping in the area. The required setback may be reduced to the required front setback from other streets in that district if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, two ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested or preserves the equivalent number of existing trees and shrubs. These materials must be provided in addition to the minimum landscape requirements. NAPA CUP, SP and Variance (21-004) 4 April 1, 2021 Parking All parking areas are required to have a perimeter of poured, cast in place concrete curb. The plans show this around the parking area, but must be revised to show curb and gutter around the entire site including the access drives. The plan shows a total of 41 parking stalls where 44 parking stalls are required for a 16,400 sq. ft. building. The plans have been revised to reduce the building to 15,200 sq. ft. Depending on how the new building square footage is allocated, the site will likely comply with minimum parking standards. However, Section 1060.060 of the Zoning Ordinance allows the applicant to request a reduction in the number of required parking stalls if the applicant can document that the proposed use parking demand is less than that required by the ordinance. In such cases, the applicant must show proof of parking for where those additional stall could be added in the future should City identify the need for the additional parking. If more than 41 parking stalls are required for the new, smaller building, staff supports the request to provide additional stalls as proof of parking. Additionally, the plans show a truck dock on the west side of the building. This area is screened from County Road 116 and from the north by the building. Landscaping is provided on the west and south to try to screen this area from adjacent properties. Snow storage areas must be shown on the plans in an area that does not reduce the required number of parking stalls. Signage The ordinance limits signage to one 64-sq. ft. freestanding sign per property and wall signage up to 10% of the wall area of the elevation with the primary building entrance. On this building that would allow up to 540 sq. ft. of signage on the east elevation. The plans show a 118.5 sq. ft. NAPA sign plus two signs of undermined signs for future tenants. This would comply with ordinance requirements. Wall signs are limited to one sign at the primary entrance of each tenant space; therefore, the wall signage shown on the north and south elevation would not be allowed. The 64 sq. ft., 16 foot tall freestanding sign on the corner complies with the size requirements of the ordinance but must either be redesigned as a monument sign or the base must be revised to make the base at least 60% of the width of the sign (4.8 feet). All exposed pole or post structures must be wrapped or faced with stucco, architectural metal, brick or stone consistent with the building architecture. While this is not part of the current proposal, if a drive-through restaurant is ultimately permitted for the northern tenant space, it would also be allowed 2 menu boards, not to exceed 36-square feet per board. No more than 20% of the total area of the sign may be utilized for business identification. Menu boards may be internally illuminated. Menu boards must not conflict with pedestrian or parking areas. Figure 1 - Pylon sign base requirements NAPA CUP, SP and Variance (21-004) 5 April 1, 2021 The area around freestanding signs shall be landscaped with plantings and maintained in such a manner to accent and enhance the sign. Signs may be illuminated according to the standards of Section 84.04, Subd. 8 of the Sign Ordinance. The applicant must provide information showing compliance with these standards as part of the sign permit application. Staff has a condition stating that all signage must comply with ordinance standards. All signs require a permit to be constructed and will be reviewed at the time of permit submittal. Landscaping The applicant’s landscape plan is generally consistent with ordinance requirements by providing landscaping around the buildings and parking lots. The applicant would be required to provide 21 overstory trees and 55 understory shrubs or the equivalent to meet basic requirements PLUS 4 deciduous trees, 4 conifer trees, 7 ornamental trees and 32 shrubs to allow the building setback to be reduced from 100 feet to approximately 90 feet. The exact building setback must be dimensioned on the plans. Furthermore, as noted in the parking section, additional landscaping is required between the parking and County Road 116 to screen the vehicle headlights to a height of three feet. Streets/Access Hennepin County has reviewed the application and has provided comments noting that there is only a 40-foot ½ right- of-way for County Road 116, where a 60-foot ½ right-of-way is planned and they have requested that this area be preserved. The applicant is requesting a 16-foot setback from the property line, which means that the eastern row of parking would need to be acquired to obtain the desired right-of-way for future expansion. The County policy is to require a 50/50 cost split between the City and County for acquisition. Staff notes that the Southeast District Plan (Appendix B of the Zoning Ordinance) was developed with Hennepin County using a Hennepin County grant. During that process, the City and County acknowledged the challenges of widening County Road 116 between County Road 10 and Larkin Road. The ordinance says, “Where County Road 116 passes through the Town Center, this road should shift to the east to allow for a center landscaped boulevard and other enhancements that will express a sense of Town Center identity”. Shifting the right-of-way east would help existing businesses remain; however, the City should work to maintain minimum setbacks where possible. Additionally, the County has expressed concern about the location of the eastern drive access so close to the intersection as it could cause a backup onto County Road 116. This would only be NAPA CUP, SP and Variance (21-004) 6 April 1, 2021 acerbated if the County were to add a turn lane on County Road 116 at 75th Avenue. While this turn lane could be added within the existing right-of-way, it would further shrink the distance for vehicles turning off County Road 116 and trying to enter the site. Semi-trucks would not be able to make this turn and will be required to enter the site from the west. The site currently has two curb cuts off 75th Avenue. Section 1060.060 of the Zoning Ordinance would allow only one driveway access for this use based on lot width. However, the applicant is proposing two access points generally located where the existing accesses are located. The eastern access would be a full access and the western access would be exit only. The City Engineer has reviewed the plans and recommends that the eastern driveway be shifted east to eliminate the angled access that is currently shown on the plans. While this does bring the intersection closer to the CR 116/75th Avenue intersection, the City Engineer believes it will provide safer movements. We have included conditions in the draft resolutions to address these items. Utilities Sanitary sewer and water were stubbed to the site from 75th Avenue as part of the downtown improvement project. Lighting The applicant has submitted a photometric plan that appears to meet the requirements of the Zoning Ordinance. The applicant must provide information about the poles and base of the freestanding light fixtures for staff review. It appears the fixtures will be 22 feet high, which would comply with the ordinance standard of either 30 feet or the roofline of the principal building, whichever is less. Detail sheets were provided for the proposed lighting fixtures for the property and all provide the 90 degree cutoff as required. The light poles are shown in the parking stalls and must be relocated to an area behind the curb or be placed in an island to protect the fixtures. Parks and Trails The Comprehensive Plan shows a future on-road trail running along County Road 116. The on-road trail will be constructed by the County when the road is improved. This property is not being subdivided; therefore, park dedication is not required. Stormwater Management Ponding is planned for the northern portion of the site. The ponding must provide treatment and rate control. The applicant has addressed many of the concerns of the City Engineer, but a few remain which are noted in the City Engineer’s memo. The applicant must obtain final approval from the City and Elm Creek Watershed Management Commission before any site grading or activity may commence. NAPA CUP, SP and Variance (21-004) 7 April 1, 2021 Sound Source Plan The applicant has not submitted a sound control source plan. If a drive-through business were allowed on site, it would have speakers and would require a sound control plan. A separate conditional use permit is required to be applied for and reviewed for compliance with ordinance standards if a drive- through business is proposed in the space. The CUP must be applied for and granted prior to any building permit being issued for occupancy of the tenant space for a drive-through business. One of the items that will be reviewed in the sound source control plan in the drive-through. Conditional Use Permit The applicant is requesting a conditional use permit to allow “Automobile Retail (tires, batteries, etc. No body work or repair work)” for the new NAPA Auto Parts. Section 1040.100, Subd. 4 of the Zoning Ordinance allows the landowner to request a CUP if they comply with the Conditional Use Permit standards in Section 1070.020 of the Zoning Ordinance. Specifically: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed auto retail use is consistent with the commercial uses anticipated on this site by the Comprehensive Plan. It will also be consistent with Goal 1, Policy 1 of the Economic Competitiveness chapter of the Comprehensive Plan to “Support efforts to retain existing businesses and facilitate their expansion”. B. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community. The use is allowed within the C-1 district. C. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The new business is a conditional use in the C-1 district and conditions have been proposed to ensure compliance with ordinance standards. D. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. NAPA CUP, SP and Variance (21-004) 8 April 1, 2021 E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sewer and water are available to the site. If the setback variance to County Road 116 is granted, it may impact future improvements to County Road 116. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. G. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. The plans show a drive-through on the north side of the building. However, without tenant information, staff cannot evaluate the CUP standards for this use. When a tenant is identified, they must apply for a separate conditional use permit. Parking Setback Variance The applicant’s narrative requests a variance to allow a 16-foot setback from County Road 116 where 100 feet is required. Section 1060.070 allows the applicant to reduce the parking setback to 25 feet if additional landscaping is provided. However, the applicant cannot meet even this reduced 25-foot setback with the size of building proposed and the required parking. • The Planning Commission must consider whether the variance standards have been met. Economic considerations alone do not constitute practical difficulties. The applicant has revised the landscape plan and will be required to update all plans to show the 16-foot parking setback. This change to the plans allows the curb, retaining wall and landscaping to be located outside the City’s 10-foot drainage and utility easement as requested by staff. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. There are practical difficulties in complying with the ordinance with the proposed building on this 1.51-acre site. The applicant has reduced the building size 6 feet in depth from the original submittal to try to reduce the impact of the variance. The size of this site with two street frontages does limit the developable area on site However, a smaller building could be constructed, which would require less parking, and could comply with setback requirements. If the building 65 feet deep rather than 80 feet deep, the NAPA CUP, SP and Variance (21-004) 9 April 1, 2021 required parking setbacks could be met. Industry standards suggest that 50-60 feet deep (20 feet wide) is typical for retail spaces. 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. The site is a corner lot with two front yards. If the east lot line were a side lot line instead of a front lot line a 10-foot setback would be required. However, staff notes that there are many other corner lots in the City that are subject to the same restrictions and the 1.51 acre site is a rectangular site with no unique physical characteristics. 3. That the granting of the variation will not alter the essential character of the locality. Granting the setback variance will not alter the essential character of the locality. All of the lots between this site and County Road 10 appear to be non-conforming regarding setbacks to County Road 116. Allowing redevelopment of the site would reduce the parking setback along County Road 116 from approximately 28 feet to 16 feet. This will make it more difficult and costly for Hennepin County to make improvements to County Road 116 in the future. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed setback variance would be similar to the properties to the north. However, staff notes that the adopted 100-foot setback along major roadways to provide green corridors adjacent to these street and allows a reduction in the setback to the standard street setback requirement only where additional landscaping is provided. 5. The variance is consistent with the Comprehensive Plan. The variance would allow development that is consistent with the commercial uses anticipated in the comprehensive plan. 6. The City may impose conditions on the variance to address the impact of the variance. If the City approves the variance, staff recommends that all plans be updated to match the landscape plan with the 15,200 sq. ft. building and 16-foot setback on the east. NAPA CUP, SP and Variance (21-004) 10 April 1, 2021 4. Conclusions Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Zoning Plan and Zoning Ordinance and finds that the standards for a site plan and CUP have been met. The proposed use is the type of use long envisioned for this commercial area of the City and staff has included conditions to address outstanding issues. The conditions may result in changes to the site plan, but staff believes the issues can be resolved to move forward with the development. Staff finds that the variance standards have been met and recommends approval of the requested variance. If the Planning Commission finds that the variance standards have not been met, they should recommend denial of the request and provide findings of fact for denial. 5. Recommendation Move to recommend approval of the resolution approving the site plan, the conditional use permit and variance. Attachments 1. Draft Resolution approving Site Plan, Conditional Use Permit and Variance 2. Site Location Map 3. Engineer’s memo dated March 22, 2021 4. Hennepin County Comments date March 10, 2021 5. Public Safety Comments dated February 3, 2021 6. Applicant’s Narrative received March 18, 2021 7. Architectural Plans dated March 8, 2021 8. Civil Plans dated March 8, 2021 9. Lighting Plans dated January 19, 2021 and details dated March 8, 2021 10. Color Samples dated March 8, 2021 11. REVISED Landscaping Plan dated March 25, 2021 City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 5 Motion By: Seconded By: APPROVAL OF A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE FOR THE PROPERTY LOCATED AT 19905 75TH AVENUE NORTH (PID 26-119-23-11-0040) (CITY FILE NO. 21-004) WHEREAS, Kinghorn Construction (“the applicant”) is requesting approval of a site plan, conditional use permit and variance to allow automobile retail in the C-1 (neighborhood commercial) district and a setback variance on property legally described as follows: Lot 2, Block 3, Countryside Plaza 2nd Addition WHEREAS, the Planning Commission has reviewed the site plan, conditional use permit and variance 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, subject to the following findings and conditions: 1. A site plan and conditional use permit are approved to allow for the construction of a building addition as shown on application and plans received by the City on January 19, 2021, and additional information received on March 8, 2021, March 18, 2021 and March 25, 2021, except as amended by this resolution. 2. No approvals are granted for the drive-through business shown on the plans. Drive- through businesses require a separate conditional use permit. A new application for a conditional use permit must be submitted with details about that tenant prior to issuance of building permits for that tenant space. 3. The applicant must revise all plan sheets to comply with the Landscape Plan dated March 25, 2021, which shows all improvement removed from the 10-foot drainage and utility easement adjacent to County Road 116. 4. The applicant must comply with all conditions in the City Engineer’s memo dated March 22, 2021. 5. The applicant must comply with the Public Safety Plan Review comments dated February 4, 2021: a. Show off site hydrant locations. b. Work with fire department for FDC connection prior to construction. 6. The variance for a 16-foot setback where 100 feet is required from County Road 116 is approved based on the following findings: City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 5 a. There are practical difficulties in complying with the ordinance with the proposed building on this 1.51-acre site. The applicant has reduced the building size 6 feet in depth from the original submittal to try to reduce the impact of the variance. The size of this site with two street frontages does limit the developable area on site b. 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. The site is a corner lot with two front yards. If the east lot line were a side lot line instead of a front lot line a 10-foot setback would be required. c. Granting the setback variance will not alter the essential character of the locality. All of the lots between this site and County Road 10 appear to be non-conforming regarding setbacks to County Road 116. d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed setback variance would be similar to the properties to the north. e. The variance is consistent with the Comprehensive Plan. The variance would allow development that is consistent with the commercial uses anticipated in the comprehensive plan. Additionally, it supports Goal 2, Policy 1, in the Economic Competitiveness chapter of the Comprehensive Plan to “Support efforts to retain existing businesses and facilitate their expansion”. 7. A conditional use permit is approved, subject to the finding that the applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been met. Specifically: a. The proposed use complies with the Comprehensive Plan. The proposed auto retail use is consistent with the commercial uses anticipated on this site by the Comprehensive Plan. It will also be consistent with Goal 1, Policy 1 of the Economic Competitiveness chapter of the Comprehensive Plan to “Support efforts to retain existing businesses and facilitate their expansion”. b. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community. The use is allowed within the C-1 district. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The new business is a conditional use in the C-1 district and conditions have been proposed to ensure compliance with ordinance standards. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sewer and water are available to the site. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 8. The plans shall be updated to provide colors for the accent band on the building. 9. The trash enclosure materials shall be consistent with the precast panels on the principal building. The plans shall be updated to provide the proposed precast color. 10. Mechanical equipment must be screened from view in a way that is integral to the architecture of the building. This equipment may not be located in the front yard. The plans must be revised to show compliance. 11. All parking and drive areas shall have a perimeter of poured, cast in place concrete curb. The plans shall be revised accordingly. 12. The western drive shall be exit only and shall be signed accordingly. The access width shall be limited as outlined in the City Engineer’s memo. 13. The eastern access shall be relocated and sized as outlined in the City Engineer’s memo. 14. Truck traffic shall be required to enter the site from the west and use the east access for entry. 15. The site plan shows 41 parking stalls where 44 stalls are required for a 16,400 sq. ft. building. The breakdown of uses in the 15,200 sq. ft. building must be provided to calculate parking demand. a. The plans are approved with up to three parking stalls as proof of parking, if required. b. The landowner shall construct the stalls shown as proof of parking if notified by the City of a documented demand. 16. All signage shall comply with the standards in Chapter 84. a. The freestanding sign shall be located outside of sight visibility triangle and shall comply with the 10-foot setback from all property lines. b. The freestanding sign does not comply with the design standard and must be revised as monument sign or a pylon sign that meets the base requirements, which requires pole structures to be wrapped with materials to match the building and equal 60% of the sign width. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 5 c. Wall signage is only permitted on the east elevation. The proposed signage on the north and south elevation is not permitted. d. Signage must show compliance with the lighting standards in Section 84.04, Subd. 8 of the sign ordinance. e. All signs require a permit in order to be constructed and will be reviewed at the time of permit submittal. 17. A revised lighting plan is required to be submitted for review and approval by the City. a. The plans shall be revised to show lighting fixtures that are limited to be either 30 ft. or the roofline of the principal building, whichever is less. b. Details about the light pole and base shall be provided to ensure compliance with height limits. c. Light poles shall be located outside of the parking areas by being placed behind the curb or in a landscaped island. 18. A revised landscape plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: a. Irrigation is required for all non-residential development. An irrigation plan must be provided. b. Landscaping on the east side of the property must be revised to provide shrub landscaping along the length of the parking area to screen vehicle headlights to a height of at least 3 feet. c. Provide City of Corcoran Landscape details. 19. Trees, ponds and other private improvements shall located outside of the public street easement. 20. The developer shall enter into a site improvement agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 21. Easements over the stormwater pond are required and must be provided to the City in recordable form. 22. The applicant must enter into a stormwater management agreement. 23. A building permit is required prior to beginning construction. 24. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 5 of 5 b. Record the approving resolution and required easements at Hennepin County and provide proof of recording to the City. 25. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings have been corrected and is in compliance with the plans and specifications will suffice. 26. 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 McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director Hennepin County Property Map Date: 3/24/2021 Comments: 1 inch = 100 feet PARCEL ID: 2611923110040 OWNER NAME: Reh Auto Llc PARCEL ADDRESS: 19905 75th Ave N, Corcoran MN 55340 PARCEL AREA: 1.51 acres, 65,729 sq ft A-T-B: Abstract SALE PRICE: $495,000 SALE DATA: 03/2020 SALE CODE: Warranty Deed ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $425,000 TAX TOTAL: $19,457.40 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Commercial HOMESTEAD: Non-homestead MARKET VALUE: $495,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: NAPA – Site Plan Review Date: March 22, 2021 Exhibits: This Memorandum is based on a review of the following documents by Anderson Engineering: 1. Civil Plans, Planning Commission Drawings, Revision 2, 3/05/2021. 2. Preliminary Storm Water Management Plan for NAPA Auto Corcoran, 3/15/21 marked “Preliminary”. 3. Landscape Plan, Planning Commission Drawings, Revision dated 3/5/21. 4. Project Narrative, Proposed NAPA Store Facility, (Kinghorn Company), 2/11/2021. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of 75th Ave N. without the City’s permission. o Should any lane restrictions be necessary, the Contractor shall notify the City at least seven days in advance and provide a Traffic Control Plan. 4. The property owner shall own and maintain the stormwater infrastructure. A stormwater maintenance agreement will be required. 5. Curb and Gutter and retaining wall should be placed outside of the D&U Easement. If encroachments are determined necessary for site plan, an encroachment agreement will be necessary for the infrastructure within the easements. 6. Lighting is shown on the site plan. Light posts are shown within the parking lot. Poles should be moved to be outside of the actual parking spaces to avoid conflicts with vehicles. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. A copy of the MPCA construction permit shall be provided to the City prior to any disturbance activities. 2. The City of Corcoran is an MS4 City and site visits will be conducted weekly. March 22, 2021 NAPA Kevin Mattson Page 2 of 4 Transportation 1. Delivery truck access to the site should be limited to the west on 75th Ave N. based on the vehicle movements shown by the applicant. 2. With restricting truck access to only the west, the eastern entrance shall be moved east to properly align with the drive aisle. A copy of a schematic access scenario is shown below of what the City recommends for consideration. If adopted, the applicant shall ensure the design meets all applicable standards. 3. The eastern entrance to the site shall be no greater than 32’ as is the maximum size allowed without a variance. This shall be measured at the end of the radius points within the site. As the site is not 250’ wide allowing for two access points, the western access aisle shall be no larger than what exists today measured at the end radius point into the site. 4. Radii at entrances to be no greater than 30’ per City standards. 5. Drive access widths at the ROW are shown larger than City standards and shall be shown per City standards. 6. Concrete curbing is shown along 75th Ave. N. Details of the concrete curbing shall be provided. 7. The drive aprons into the site shall be per the City standards details. March 22, 2021 NAPA Kevin Mattson Page 3 of 4 8. Curb and gutter shall be provided around all paved areas within parking lot as is required per city code. 9. Snow storage is proposed within the stormwater filtration basin. Snow storage should be provided elsewhere on the site as there are anticipated to be a significant amount of fine material within the snow which would impact the stormwater filtration BMP. 10. The western entrance shall be marked with “Do Not Enter” signage as it is a one-way access. Site Plans 1. The existing and proposed drainage and utility easements shown shall be clearly labeled on all plan drawings. 2. The proposed aggregate shouldering at the entrance appears to be beyond what existed previously. This should be reviewed with the revised entrance to ensure aggregate shouldering is appropriate. Grading /Stormwater 1. Site disturbance is identified as over and acre which will require the site to comply with MPCA and Elm Creek WMO requirements in addition to City of Corcoran Stormwater Guidelines. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 2. City recommends considering a NURP pond with filtration shelf, which provide more efficient pretreatment and also save maintenance costs for the landowner. o Filtration basin section to comply with City detail. o City will provide updated details for filtration basin and filtration trench (DT swale detail) 3. A majority of the site discharges to the County ditch and the City is requesting rates be lowered as much as feasible. In order to achieve this, the City will allow flexibility in freeboard (to increase attenuation) as follows; o Adjust outlet control to target a 100-year HWL of 978, which still provides 2.5 feet of freeboard to low floor. o Submit revised flows (model printout) for all events and coordinate with City Engineer. 4. An easement shall be provided over all stormwater components and access routes. 5. Label the HWL and NWL of the stormwater BMP on the grading plans. 6. Revise western drainage swale to ensure 2% minimum drainage is maintained. 7. Adjust grading in NW corner of parking lot to direct water directly to stormwater BMP. 8. Outlet control structure to comply with City detail; o OCS inlet side filled with concrete, revise to match City detail. March 22, 2021 NAPA Kevin Mattson Page 4 of 4 Watermain/Sanitary Sewer 1. Design slopes on the sewer service line should be provided on the drawings. Other Comments: 1. The applicant shall provide the City a detailed work schedule. The City shall be provided at least 48-hour notice prior to any work commencing, including grading and utility work. End of Comments From:Jason D Gottfried To:Natalie Davis; Michael Pritchard; Kendra Lindahl, AICP; Kevin Mattson; mgottschalk@ci.corcoran.mn.us; rburns@ci.corcoran.mn.us; Kent Torve; Matthew A Bolterman Cc:Ashley Morello Subject:RE: [External] Distribution #21-004 NAPA - CUP & Variance Date:Tuesday, March 9, 2021 2:23:46 PM Attachments:RE External Distribution 21-004 Napa - Site Plan-CUP-Variance.msg Hello Natalie, Thank you for the opportunity to comment. Unfortunately, it appears as though all of our same concerns originally expressed (02/12 – attached) remain with the revised plans: Short-term: Operationally, we would prefer to avoid the outbound traffic entering right at 75th Ave compounding confusion and delay at the intersection (75th/CR 116) Long-term: Our envisioned future right-of-way needs for this corridor are 60-foot half, which are 20’ beyond the existing property line. Adding parking here 10 feet from the property line could potentially result in future compensation (50% split county/city) on a reconstruction project for County Road 116. We encourage the city to work with the applicant to modify the site plan to avoid this potential situation. Thanks again, please let me know if I can assist in anyway to rectify these concerns Jason Jason Gottfried Transportation Planner Transportation Planning Office: 612-596-0394 Cell: 612-719-8073jason.gottfried@hennepin.usHennepin County Public Works1600 Prairie DriveMedina, MN 55340(working remotely) From: Natalie Davis <ndavis@corcoranmn.gov> Sent: Tuesday, March 9, 2021 11:31 AM To: Michael Pritchard <MPritchard@corcoranmn.gov>; Kendra Lindahl <klindahl@landform.net>; Kevin Mattson <kmattson@ci.corcoran.mn.us>; mgottschalk@ci.corcoran.mn.us; rburns@ci.corcoran.mn.us; Jason D Gottfried <Jason.Gottfried@hennepin.us>; Kent Torve <ktorve@wenck.com>; Matthew A Bolterman <Matthew.Bolterman@hennepin.us> Cc: Ashley Morello <Ashley.Morello@hennepin.us> Subject: [External] Distribution #21-004 NAPA - CUP & Variance Please find attached the revised plans for NAPA’s CUP and Variance request. This project is tentatively scheduled for Planning Commission review on April 1, 2021. We ask that you please provide comments no later than March 19, 2021. Thank you, Natalie Davis Planner City of Corcoran 8200 County Road 116, Corcoran, MN 55340 www.ci.corcoran.mn.us ndavis@corcoranmn.gov Direct: 763-258-4272 Main: 763-420-2288 City of Corcoran - A Hidden Gem Waiting To Be Discovered ***CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments.*** Disclaimer: If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly permanently delete this message from your computer system. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Lieutenant Ryan Burns Date: February 4, 2021 Re: Public Safety Plan Review A Public Safety plan review meeting was held on 02/03/2021 in attendance were: Lieutenant Ryan Burns, Fire Chief Feist, Fire Chief Dave Malewicki, Fire Chief Leuer, Building Inspector Todd Geske, and Construction Services Coordinator Pritchard. The following are comments from the meeting: Scherber Garages 1. Fire truck access around building E on the West side, to the North, then to the East past building C , to the South creating a perimeter road or a loop for fire department tankers. 2. 26 foot access between buildings A and B. 3. Show turning radius for 40 foot fire trucks between buildings B and C, and D and E without a looped connection. 4. Private driveway to be 26 feet wide to meet fire code. Allows traffic to pass. Roadway to be asphalt, built to city 9 ton specification. 5. Grade of private driveway to be reviewed by engineering and fire department before construction. Napa Property 1. On site hydrant if not connected to city water. 2. Show off site hydrant locations. 3. Work with fire department for F.D.C connection prior to construction. This memo serves as a preliminary review and assumes that all specifications not articulated in the concept meet City standards. Additional fire and building codes will apply. Page 1 of 2 March 18, 2021 Project Narrative Contact: Chuck Edwards Proposed Napa Store facility Project Development 19905 75th Avenue Cell (612) 282-5424 Corcoran, MN 55374 Ofc (763) 428-8088 REH Auto LLC (Julie and Ronnie Reh) are proposing to move their current NAPA business at 1990 County Road 10, Corcoran to the new address 19905 75th Avenue in Corcoran. They are seeking a conditional use permit (CUP) from the City of Corcoran, MN for developing the 1.51-acre site. They own the property. It is zoned C1 Neighborhood Commercial, and no zoning change is required. There is no outside storage proposed for this site. Building is sprinkled. The purpose of the CUP request is to allow REH Auto LLC to construct a NAPA store with a design for their retail space plus two small rental spaces which would allow them future expansion opportunities without having to adding on to the building at later time. An overall draft site plan and building rendering is included in the submission package attached to this request. We are requesting a variance for Parking set back of 10’ from County Rd 116. We will be meeting the Variance Standards Ordinance according to Section 1060.070, Subd. 2(K and L) with additional provided landscaping. We will be providing one overstory deciduous tree, one overstory coniferous tree, two ornamental trees and 10 understory shrubs per 100ft. of the length of the property line where the flexibility is requested. The parking and building setback variance that we are requesting allows the property to be used for its highest and best use. The project will not alter the essential character of the locality but enhance both the usefulness and convenience for the local population. We believe it is consistent with the intent of the comprehensive plan and is in harmony with the community at large. Here in Corcoran, NAPA has become an integral and necessary retail supplier of replacement parts and tools for the surrounding community. The parking requirements and necessary size of the building are designed as efficiently as they can be for the external / internal use and product flow which dictated the resulting need for the parking and building variance. NAPA has been a member of the community for 30+ years and is attempting to upgrade the entrance to development by repurposing the property and tearing down the existing pole building and replacing it with a more attractive and efficient precast building within the constraints of the unique existing property. The site plan details the proposed layout and location of the building, setbacks, retention pond, street accesses, asphalt paved areas, etc. The property has city sewer and water. The existing well will be capped and the septic removed. Existing building/parking lot will be demo’ d and removed. The colored rendering print shows in draft form what the proposed building would look like. The proposed building is 16,400 square feet (80’ X 150’ plus 20’ X 20’ dock area with 12’ X 12’ Overhead garage door, No loading dock) and NAPA plans using 12,400 square feet to begin with and have two 2,000 square foot rental spaces. The retail area of the NAPA operation will be on the south facing part of the building facing 75th Ave with the area behind being their stock/warehousing area. Initially the rental spaces will not be built out but will have storefront glass and doors with exit service doors at the rear of each space. The NAPA portion will have a show room area with service counter between the Page 2 of 2 showroom and stock area. As shown on the plan there will be store front glass and glass entry doors. Included in the NAPA space is two offices, bathrooms, breakroom, maintenance/electrical room, and sprinkler room. The building is constructed with precast concrete panels. There is a trash enclosure on the rear of the building that will have gates and a roof. There is a sign shown on the plans in south east area of the site. The civil drawings demonstrate the traffic flow on the site. They average one semi-truck per day that will enter on the east and go around the building and then back up to the garage door for unloading and then exit from the west entrance onto 75th Avenue. This was designed so that trucks were not backing onto the site from the street. The rest of their daily traffic is cars and pickup trucks. The site is designed for a drive through window on the north end of the building with stacking considered. At this point no tenant recruiting has been done. The site plan also shows the engineered ponding necessary for the project with the Storm Water Pollution Prevention Plan Narrative. NAPA business hours are Monday thru Friday 7 AM to 8 PM. Saturday 8 AM to 5 PM. Currently closed on Sundays. They will have 9 full time and 9 part time employees. There is no sound control plan because they will not have any exterior PA systems, nor will they have equipment working outside that could generate noise. The only sounds will be generated by the traffic coming onto the site. PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 DEMOLITION PLAN C-1 0 20' 40'NPROPERTY LIMITS CONSTRUCTION LIMITS EXISTING WATERMAIN EXISTING SANITARY SEWER EXISTING FENCE EXISTING GAS MAIN EXISTING UNDERGROUND ELECTRIC EXISTING HYDRANT AND GV EXISTING SANITARY MANHOLE EXISTING STORM SEWER INLET SAW CUT REMOVE EXISTING BUILDING STRUCTURE REMOVE EXISTING CONCRETE PAVEMENT REMOVE EXISTING ASPHALT PAVEMENT REMOVE TREE KEYNOTES LEGEND PROTECT TREE THROUGHOUT CONSTRUCTION. INSTALL TREE PROTECTION FENCE ALONG DRIP LINE OF EXISTING TREES TO REMAIN. (TYP.) REMOVE EXISTING TREE. DEMO EXISTING BUILDING AND FOUNDATIONS. CONTRACTOR TO REMOVE ALL DEBRIS FROM BUILDING DEMOLITION FROM SITE. REMOVE EXISTING BITUMINOUS PAVEMENT. SAWCUT PAVEMENT AT REMOVAL LIMITS. REMOVE EXISTING SEPTIC TANK AND MOUND PER MPCA STANDARDS. REMOVE EXISTING BITUMINOUS WALKWAY TO PROPERTY LINE. REMOVE OR RELOCATE EXISTING ELECTRIC AND GAS LINES AS NECESSARY FOR NEW ELECTRICAL AND GAS CONNECTION. COORDINATE WITH UTILITY COMPANIES FOR RELOCATION AND DEMOLITION EFFORTS. PROTECT OR RELOCATE EXISTING TRANSFORMER. REMOVE EXISTING MONUMENT SIGN AND FOOTINGS REMOVE EXISTING CULVERT. REMOVE EXISTING CONCRETE SIDEWALKS. REMOVE EXISTING AIR CONDITIONING UNITS PROTECT EXISTING ADJACENT RETAINING WALLS TO REMAIN. REMOVE EXISTING 6" WATER SERVICE AS NECESSARY FOR FIRE AND WATER SERVICE INSTALLATION (7.5 LF APPROX.) 1. EXISTING TOPOGRAPHIC INFORMATION SHOWN BASED ON A SURVEY PERFORMED BY ANDERSON ENGINEERING DATED 8/24/2020. CONTRACTOR TO VERIFY EXISTING SITE CONDITIONS PRIOR TO CONSTRUCTION. 2. ALL CONSTRUCTION SHALL COMPLY WITH THE 2018 EDITION OF MNDOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING ANY SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 3. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO ALL CONSTRUCTION ACTIVITY. 4. ALL WORK SHALL COMPLY WITH THE RECOMMENDATION OF THE SOIL ENGINEER UNLESS DIRECTED OTHERWISE. 5. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 6. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 7. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEE, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 8. CURB AND GUTTER TO BE REMOVED SHALL BE SAW CUT IN FULL SECTIONS. 9. ALL WORK TO BE CONSTRUCTED IN A LEGAL MANNER IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS. 10. CONTRACTOR SHALL OBTAIN ALL PERMITS PRIOR TO CONSTRUCTION ACTIVITIES. 11. VERIFY EROSION CONTROL MEASURES ARE IN PLACE PRIOR TO STARTING WORK. 12. PHASE DEMOLITION AS NEEDED TO MAINTAIN DRAINAGE AND UTILITIES FOR MINIMAL DISRUPTION. 13. CONTRACTOR SHALL REMOVE AND DISPOSE OFF-SITE ALL DEMOLITION ITEMS IN ACCORDANCE WITH APPLICABLE FEDERAL, STATE AND LOCAL REQUIREMENTS. 14. PATCH IN-KIND ALL DISTURBED PAVEMENTS & CURBS. 15. STREET SWEEP TO PREVENT DIRT AND DEBRIS ENTERING INTO TO THE PUBLIC RIGHT OF WAY AND EXISTING PARKING LOT, INCLUDING ADJACENT WALKS AND ROADWAYS, MINIMUM DAILY. MAINTAIN CONFORMANCE WITH APPLICABLE STORM WATER POLLUTION PREVENTION PRACTICES. 16. PROTECT EXISTING ELEMENTS TO REMAIN. CONTRACTOR TO REPAIR DAMAGES AT NO COST TO OWNER. DEMOLITION NOTES 1. FOR ANY SITE ACTIVITY (DEMO, GRADING, UTILITIES, ETC.) NO CLOSURES OR RESTRICTIONS OF ANY KIND SHALL BE IMPOSED UPON THE PUBLIC USE OF 75TH AVE WITHOUT THE CITY'S PERMISSION. SHOULD ANY LANE RESTRICTIONS BE NECESSARY, THE CONTRACTOR SHALL NOTIFY THE CITY AT LEAST SEVEN (7) DAYS IN ADVANCE, AND PROVIDE A TRAFFIC CONTROL PLAN. 2. THE CITY OF CORCORAN WILL MAKE WEEKLY SITE VISITS IN ACCORDANCE WITH THE REQUIREMENTS FOR A MS4 CITY. THE CONTRACTOR SHALL COORDINATE WITH THE CITY OF CORCORAN NO LESS THAN FOURTEEN (14) DAYS PRIOR TO THE START OF CONSTRUCTION TO SCHEDULE WEEKLY VISITS. 3. THE CONTRACTOR SHALL PROVIDE THE CITY OF CORCORAN A DETAILED WORK SCHEDULE NO LESS THAN (14) DAYS PRIOR TO CONSTRUCTION. THE DETAILED SCHEDULE SHALL INCLUDE GRADING AND UTILITY ACTIVITIES; IN ADDITIONAL TO OTHER CONSTRUCTION ACTIVITIES. THE CITY SHALL BE GIVEN FORTY EIGHT (48) HOURS NOTICE IN ADVANCE OF THE START OF CONSTRUCTION, THE START OF THE GRADING AND UTILITY PHASES, AND CONSTRUCTION RECOMMENCING SHOULD ANY STOP IN WORK EXCEEDING SEVEN (7) DAYS OCCUR. CITY OF CORCORAN NOTES DRAINAGE AND UTILITY EASEMENT COCO16,400 SF NAPA BUILDING FFE = 980.5±COCOCO981 980 97 9 97 8 9 7 7 97 6 97 5980979979980979978977976 974 973 97297997797897998097 9978977977976978 978977980 978 977 976975974 975 976 977978 975976977978980980 980 978 979.99 979.99 980.36 980.38 980.00 979.87 980.04 980.50 980.50 980.50 980.50 980.50 980.50 978.65 979.05 979.78 979.12 979.63 979.24 979.48 979.09 978.94 978.97 979.10 978.94 978.93 978.54 978.15 978.93979.10 ME 979.56 ME 977.84 RIM 974.50 RIM 974.50 INV 974.50 INV 972.50 980.34 B 979.01 T 979.32 B 977.00 T 979.07 B 974.50 T. 976.50 B 976.30 EOF 977.20 979.79 979.63 979.04 979.70 980.36 980.17 979.38 979.39 979.96 980.04 978.11 978.22 978.33 977.11 980.07 980.04 980.20 ME 979.04 ME 978.69 ME 978.13 979.06 979.35 979.83 980.38 ME 978.22 ME 977.81 979.22 978.95 978.92 978.97 979.16 RIM 976.70 RIM 976.35 RIM 976.00 979979 980979979 978975979 978 977 977978979 977 980INV 972.50 ME 976.93 ME 976.52 ME 976.04 ME 979.51 PLOTTED:COMM. NO. DRAWING NO. 10/2/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 GRADING & EROSION CONTROL PLAN C-2 0 20' 40'NPROPERTY LIMITS CONSTRUCTION LIMITS EXISTING MINOR CONTOUR EXISTING MAJOR CONTOUR PROPOSED MINOR CONTOUR PROPOSED MAJOR CONTOUR EXISTING SPOT ELEVATION SOIL BORING LOCATION DRAINAGE ARROW PROPOSED RETAINING WALL PROPOSED CONCRETE C&G SILT FENCE BIOROLLS ROCK CONSTRUCTION ENTRANCE EROSION CONTROL BLANKET SPOT ELEVATION FLOW LINE OF CURB HIGH POINT / FLOW LINE OF CURB RIM ELEVATION TOP OF WALL BOTTOM OF WALL 966 965 966 965 F/H 800.1 F 800.1 R 800.1 800.1 T 800.1 B 800.1 STORM WATER POLLUTION PREVENTION PLAN NOTES: 1. GRADING CONTRACTORS SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL UNDERGROUND UTILITIES WITH THE RESPECTIVE UTILITY COMPANIES PRIOR TO CONSTRUCTION. 2. ALL EROSION CONTROL MEASURES CALLED FOR ON THESE PLANS AND SPECIFICATIONS, WHICH MAY INCLUDE SILT FENCE, SEDIMENTATION BASINS OR TEMPORARY SEDIMENT TRAPS, SHALL BE CONSTRUCTED AND SERVICEABLE IN THE FOLLOWING ORDER: A. ROCK CONSTRUCTION ENTRANCES A MINIMUM OF 50 FEET B. SILT FENCE C. TEMPORARY CULVERTS D. TEMPORARY SEDIMENTATION BASINS AND OUTFALL FACILITIES E. SORMWATER POND CONSTRUCTION F. COMMON EXCAVATION AND EMBANKMENT (GRADING) G. SEED AND MULCH OR SOD H. BIO-ROLL BARRIERS IN FINISHED GRADED AREAS I. INLET AND OUTLET FACILITIES SUBSEQUENT TO STORM SEWER WORK 3. GRADING CONTRACTOR SHALL PROVIDE AND MAINTAIN ALL EROSION CONTROL MEASURES IN ACCORDANCE WITH CITY AND NPDES PHASE II PERMITTING REQUIREMENTS AS WELL AS EROSION CONTROL MEASURES AS MAY BE SHOWN ON THESE PLANS OR SPECIFICATIONS. GRADING CONTRACTOR SHALL IMPLEMENT ANY ADDITIONAL EROSION CONTROL MEASURES AS MAY BE REQUIRED TO PROTECT ADJACENT PROPERTY. 4. ALL EROSION CONTROL FACILITIES SHALL BE MAINTAINED BY THE CONTRACTOR DURING GRADING OPERATIONS. ANY TEMPORARY FACILITIES WHICH ARE TO BE REMOVED AS CALLED FOR ON THESE PLANS AND SPECIFICATIONS SHALL BE REMOVED BY THE GRADING CONTRACTOR WHEN DIRECTED BY THE ENGINEER. THE GRADING CONTRACTOR SHALL RESTORE THE SUBSEQUENTLY DISTURBED AREA IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS. 5. THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THAT CERTIFICATION OF ALL CONTROLLED FILLS WILL BE FURNISHED TO THE OWNER DURING AND UPON COMPLETION OF THE PROJECT. 6. ALL DISTURBED AREAS, EXCEPT AREAS TO BE PAVED AND/OR SPECIFICALLY DESIGNED BY A LANDSCAPE PLAN, SHALL BE COVERED WITH A MINIMUM 6" OF TOP SOIL OR AS INDICATED IN SPECIFICATIONS OR LANDSCAPING PLAN. ALL DISTURBED AREAS SHALL BE SEEDED & MULCHED AT THE PRESCRIBED RATES WITHIN 72 HOURS OF FINAL GRADING UNLESS OTHERWISE NOTED. SEED MIX:MNDOT NO. 25-141 59# / ACRE MULCH:TYPE 1 2 TONS / ACRE (DISK ANCHORED) FERTILIZER: TYPE 3 22-5-10 350# / ACRE ALL EXPOSED SOIL AREAS WITH A CONTINUOUS POSITIVE SLOPE WITHIN 200 LINEAL FEET OF ANY SURFACE WATER, MUST HAVE TEMPORARY EROSION PROTECTION OR PERMANENT COVER FOR THE EXPOSED SOIL AREAS YEAR ROUND, ACCORDING TO THE FOLLOWING TABLE OF SLOPES AND TIME FRAMES: TYPE OF SLOPE TIME (Maximum time an area can remain open when the area is not actively being worked) STEEPER THAN 3:1 7 DAYS 10:1 TO 3:1 4 DAYS FLATTER THAN 10:1 21 DAYS 7. THE EXISTING TOPOGRAPHY AND CONTOUR ELEVATIONS SHOWN ON THE PLAN WERE TAKEN FROM A PLAN FURNISHED BY OWNER. 8. CONTRACTORS GRADING AND EROSION CONTROL OPERATIONS SHALL TAKE PLACE WITHIN THE CONSTRUCTION LIMITS. 9. IT IS REQUIRED THAT SOILS TRACKED FROM THE SITE BY MOTOR VEHICLES BE CLEANED DAILY FROM PAVED ROADWAY SURFACES THROUGHOUT THE DURATION OF CONSTRUCTION. 10. PROVIDE TEMPORARY SEDIMENTATION BASINS AS DIRECTED BY THE ENGINEER. 11. ALL REQUIREMENTS OF THE LOCAL WATERSHED DISTRICT SHALL BE SATISFIED PER THE APPROVED PERMIT. 12. ALL EROSION & SEDIMENT CONTROL MEASURES SHOWN ON THIS PLAN AND IMPLEMENTED IN THE FIELD AS DIRECTED BY THE ENGINEER SHALL CONFORM TO THE MPCA'S "PROTECTING WATER QUALITY IN URBAN AREAS: BEST MANAGEMENT PRACTICES FOR MINNESOTA". 13. DEWATERING AND / OR BASIN DRAINING DISCHARGE SHALL BE DIRECTED TO SEDIMENTATION BASINS WHEREVER POSSIBLE. ALL DISCHARGE POINTS SHALL BE ADEQUATELY PROTECTED FROM EROSION & SCOUR THROUGH USE OF APPROVED ENERGY DISSIPATION DEVICES. 14. ALL SOLID WASTE / CONSTRUCTION DEBRIS SHALL BE DISPOSED OF IN ACCORDANCE WITH MPCA REQUIREMENTS. HAZARDOUS MATERIALS SHALL BE STORED / DISPOSED OF IN COMPLIANCE WITH MPCA REGULATIONS. 15. CONTRACTOR SHALL USE RAPID STABILIZATION METHODS PER MNDOT 2575 AS NEEDED DURING THE COURSE OF THE WORK TO MAINTAIN CONFORMANCE WITH THE CITY AND NPDES II PERMIT REQUIREMENTS. THIS WORK SHALL CONSIST OF OPERATIONS NECESSARY TO RAPIDLY STABILIZE SMALL CRITICAL AREA, TO PREVENT OFF SITE SEDIMENTATION AND / OR TO COMPLY WITH PERMIT REQUIREMENTS. THE WORK MAY BE PERFORMED AT ANY TIME DURING THE CONTRACT AND DURING NORMAL WORKING HOURS. THIS WORK WILL BE CONDUCTED ON SMALL AREAS THAT MAY OR MAY NOT BE ACCESSIBLE WITH NORMAL EQUIPMENT. THIS WORK SHALL BE DONE IN ACCORDANCE WITH THE APPLICABLE MNDOT STANDARDS SPECIFICATIONS, THE DETAILS SHOWN IN THE PLANS, AND THE FOLLOWING: THERE ARE FIVE STABILIZATION METHODS APPROVED FOR THESE OPERATIONS. THESE METHODS MAY BE CONDUCTED INDEPENDENTLY OR IN COMBINATION. METHOD RAPID STABILIZATION 1 TYPE 1 MULCH WITH DISC ANCHORING 2 TYPE 3 MULCH WITH TYPE HYDRAULIC MULCH 3 TYPE HYDRAULIC MULCH WITH SEED MIXTURE 22-11 4 CATEGORY 3 EROSION CONTROL BLANKET WITH SEED MIXTURE 5 RIPRAP CLASS II WITH GEOTEXTILE TYPE III THESE EFFORTS WILL BE INCIDENTAL TO THE EROSION CONTROL BID ITEM. 16. CHANGE OF COVERAGE: FOR STORM WATER DISCHARGES FROM CONSTRUCTION PROJECTS WHERE THE OWNER OR OPERATOR CHANGES, (E.G., AN ORIGINAL DEVELOPER SELLS PORTIONS OF THE PROPERTY TO VARIOUS BUILDERS) THE NEW OWNER OR OPERATOR MUST SUBMIT A SUBDIVISION REGISTRATION WITHIN 7 DAYS OF ASSUMING TRANSFERS, SALE OR CLOSING ON THE PROPERTY. 17. INDIVIDUAL SITE BUILDERS SHALL BE RESPONSIBLE FOR PROVIDING ANY AND ALL NECESSARY EROSION CONTROL MEASURES AS MAY BE REQUIRED. REQUIRED ECM'S SHALL CONSIST OF BUT NOT BE LIMITED TOT HE FOLLOWING: A. STAKED FIBER LOG ROLLS AT BACK OF ALL CURB EXCEPT AT CONSTRUCTION / DRIVEWAY ENTRANCE. B. SILT FENCE ON ALL DOWN GRADIENT SLOPES FROM CONSTRUCTION AREA. SILT FENCE SHALL HAVE THE BOTTOM DUG IN WITH SOIL FIRMLY COMPACTED. C. ROCK CONSTRUCTION ENTRANCE HAVING 1" TO 2" CLEAR ROCK OVER GEOTEXTILE FABRIC. D. STREET CLEANING AS MAY BE REQUIRED SHOULD VEHICLE TRACKING OCCUR. INDIVIDUAL SITE BUILDERS ARE REQUIRED TO MAINTAIN ECM'S UNTIL SUCH TIME AS INDIVIDUAL YARDS/VEGETATION ARE ESTABLISHED. 18. CONTRACTOR SHALL PROVIDE A TEMPORARY SEDIMENTATION BASIN ON SITE FOR CONSTRUCTION WASH OUT USE. TEMPORARY BASIN SHALL BE LOCATED AS TO PROVIDE EASY ACCESS FOR CONSTRUCTION VEHICLES AND CONCRETE TRUCKS AS NECESSARY. 19. INLET SEDIMENTATION CONTROL IS TO BE PROVIDED TO ALL STORM SEWER CATCH BASIN THROUGHOUT CONSTRUCTION . MEASURES APPLIED SHALL COMPLY WITH BEST MANAGEMENT PRACTICES FOR MINNESOTA AND APPLICATION OF NPDES PHASE II AS APPROPRIATE FOR PHASE OF CONSTRUCTION. 20. CONTRACTOR SHALL PREVENT SOIL LOSS DURING CONSTRUCTION DUE TO WIND EROSION THROUGHOUT CONSTRUCTION. DUST SHALL BE SUPPRESSED THOUGH THE APPLICATIONS OF WATER, AS DEEMED NECESSARY BY THE CONTRACTOR, OR THROUGH EQUIVALENT BMP'S AS APPROVED BY THE ENGINEER. 21. IF LEED ACCREDITATION IS APPLICABLE, CONTRACTOR SHALL DOCUMENT THE IMPLEMENTATION OF THE EROSION AND SEDIMENTATION CONTROL PLAN THROUGH DATE-STAMPED PHOTOS AND INSPECTION LOGS / REPORTS. REPORTS SHALL INCLUDE AT A MINIMUM DESCRIPTION OF ALL EMPLOYED BMP'S (INCLUDING BOTH MEASURES TO PREVENT SOIL LOSS DUE TO RUNOFF AND SOIL LOSS DUE TO WIND EROSION), BMP'S DEEMED UNNECESSARY DUE TO SITE CONDITIONS, CORRECTIVE ACTIONS TAKEN IN RESPONSE TO PROBLEMS, AND ANY ADDITIONAL INFORMATION RELEVANT TO THE CONDITION OF THE EROSION AND SEDIMENT CONTROL PLAN AS IT WAS ESTABLISHED AT THE TIME OF CONSTRUCTION. STORMWATER POLLUTION PREVENTION PLAN SCHEDULE OF INSTALLATION & MAINTENANCE ITEM INSTALLATION INSPECTION & MAINTENANCE REMOVAL SILT FENCE PRIOR TO COMMENCEMENT OF EARTHWORK OPERATIONS. INSPECT & MAINT. AFTER EACH RUN-OFF EVENT. REMOVE SEDIMENTS AS REQUIRED. AFTER TRIBUTARY DRAINAGE AREA IS RESTORED. ROCK CONST. ENTRANCE PRIOR TO COMMENCEMENT OF EARTHWORK OPERATIONS. INSPECT REGULARLY. MAINTAIN AS NEEDED.PRIOR TO PAVING. OUTLET SKIMMER STRUCTURE AFTER POND GRADING IS COMPLETED. INSPECT REGULARLY. MAINTAIN AS NEEDED.PERMANENT. RIP-RAP & FILTER UPON COMPLETION OF POND GRADING, CONC. SWALE CONST. AND OUTLET INSTALLATION. INSPECT & MAINTAIN AT LEAST ANNUALLY AND AFTER HEAVY RAINFALL EVENT. PERMANENT. DETENTION POND DURING EARTHWORK OPERATIONS. AFTER HEAVY RAINFALL EVENTS. REMOVE SEDIMENTS AS NEEDED.PERMANENT. SEED & MULCH AFTER POND GRADING IS COMPLETED. INSPECT & MAINTAIN AFTER HEAVY RAINS. REPLACE WASH-OUT AREAS IMMEDIATELY NO REMOVAL NECESSARY. INLET PROTECTION UPON INLET CONSTRUCTING WHEN 1/3 CAPACITY OF BMP IS REACHED AFTER TRIBUTARY AREAS ARE FULLY RESTORED INSTALL & MAINTAIN SILT FENCE PERIMETER SEDIMENT PROTECTION ALONG PROPERTY LINE IN TURF AREAS. USE BIO-ROLLS AS NEED IN PAVED AREA FOR PHASING PURPOSES. SILT FENCE AND BIOROLLS SHALL NOT BE INSTALLED ON ADJACENT PROPERTIES INSTALL TEMP ROCK ENTRANCE AT CONSTRUCTION INGRESS & EGRESS LOCATION(S). INSTALL DITCH CHECKS EVERY 100 LF OF SWALE LENGTH (TYP.) INSTALL EROSION CONTROL BLANKET & SEED WITHIN STEEP SLOPE AREAS AND ALONG BOTTOM OF SWALES / DITCHES. BLANKET TO BE "NATURAL NET ONLY" CATEGORY 3N PER MNDOT SPEC 3885. INSTALL AND MAINTAIN BIOROLLS AROUND STORMWATER TREATMENT AREAS AS SOON AS BMP GRADING IS COMPLETE. REMOVE BIOROLLS ONLY AFTER THE CONTRIBUTING WATERSHED HAS BEEN FULLY ESTABLISHED. 1 2 3 4 5 KEYNOTES 1 1 1 1 1 1 2 3 3 3 4 4 4 4 5 5 LEGEND 1. FOR ANY SITE ACTIVITY (DEMO, GRADING, UTILITIES, ETC.) NO CLOSURES OR RESTRICTIONS OF ANY KIND SHALL BE IMPOSED UPON THE PUBLIC USE OF 75TH AVE WITHOUT THE CITY'S PERMISSION. SHOULD ANY LANE RESTRICTIONS BE NECESSARY, THE CONTRACTOR SHALL NOTIFY THE CITY AT LEAST SEVEN (7) DAYS IN ADVANCE, AND PROVIDE A TRAFFIC CONTROL PLAN. 2. THE CITY OF CORCORAN WILL MAKE WEEKLY SITE VISITS IN ACCORDANCE WITH THE REQUIREMENTS FOR A MS4 CITY. THE CONTRACTOR SHALL COORDINATE WITH THE CITY OF CORCORAN NO LESS THAN FOURTEEN (14) DAYS PRIOR TO THE START OF CONSTRUCTION TO SCHEDULE WEEKLY VISITS. 3. THE CONTRACTOR SHALL PROVIDE THE CITY OF CORCORAN A DETAILED WORK SCHEDULE NO LESS THAN (14) DAYS PRIOR TO CONSTRUCTION. THE DETAILED SCHEDULE SHALL INCLUDE GRADING AND UTILITY ACTIVITIES; IN ADDITIONAL TO OTHER CONSTRUCTION ACTIVITIES. THE CITY SHALL BE GIVEN FORTY EIGHT (48) HOURS NOTICE IN ADVANCE OF THE START OF CONSTRUCTION, THE START OF THE GRADING AND UTILITY PHASES, AND CONSTRUCTION RECOMMENCING SHOULD ANY STOP IN WORK EXCEEDING SEVEN (7) DAYS OCCUR. CITY OF CORCORAN NOTES 3 DRAINAGE ANDUTILITY EASEMENT COCOCO16,400 SF NAPA BUILDING FFE = 980.5±COCOCO18.5'26'18.5'9'20'42.0'R3.4R9 . 0 R5 . 0 R4 7 . 2 83.5R22.0 2 6 . 0R26.040'40'24'R18.0R30.0R3 0 . 0 26.17'PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 SITE AND UTILITY PLAN C-3 0 20' 40'N20 5 16 PROPERTY LIMITS BUILDING SETBACKS DRAINAGE AND UTILITY EASEMENT PROPOSED CONCRETE C&G PROPOSED BITUMINOUS PAVEMENT PROPOSED CONCRETE PAVEMENT NO PARKING ZONE HANDICAP STALL DESIGNATION NUMBER OF PARKING STALL IN SECTION16 ADDRESS: 19905 75TH AVE N CORCORAN, MN 55374 PID:21611923110040 TOTAL PARCEL AREA: 65,729 SF, 1.51 AC TOTAL BUILDING SQUARE FOOTAGE PROPOSED NAPA AUTO: 16,400 SF % OF BLDG. SF TO SITE: 16,400 / 65,729 = 24.95% TOTAL IMPERVIOUS PAVEMENT SQUARE FOOTAGE PROPOSED BITUMINOUS / CONCRETE: 29,106 SF TOTAL IMPERVIOUS: 16,400 SF + 29,106 SF = 45,506 SF % OF IMPERVIOUS SF TO SITE: 45,506 / 65,729 = 69.2% % OF PERVIOUS SF TO SITE: 20,223 / 65,729 = 30.8% EXISTING ZONING: C1 - NEIGHBORHOOD COMMERCIAL PROPOSED ZONING: C1 - NEIGHBORHOOD COMMERCIAL BUILDING SETBACKS FRONT: 25' REAR & SIDE: 20' COUNTY ROAD 116: 60' PARKING SETBACKS FRONT: 25' REAR & SIDE: 10' 1. ALL DIMENSIONS TO FACE OF CURB UNLESS OTHERWISE INDICATED ON PLANS. 2. ALL CONSTRUCTION SHALL COMPLY WITH 2018 EDITION OF MN/DOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 3. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO BEGINNING THE WORK. 4. NEW CONSTRUCTION FEATURES SHALL MATCH IN TO EXISTING WHERE APPLICABLE (PAVEMENTS, CURBS, SIDEWALKS). PROVIDE SMOOTH TRANSITIONS AT MATCH-IN POINTS. 5. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 6. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 7. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEES, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 8. CONCRETE CURB AND GUTTER TO BE REMOVED SHALL BE SAW CUT IN FULL SECTIONS. 9. ALL NEW NON-METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE. 10. PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED. 11. SUBSTITUTIONS FROM INFO. SHOWN HEREON SHALL BE REVIEWED AND APPROVED BY THE ENGINEER OF RECORD. 12. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL AND FOUNDATION PLAN. 13. OWNER/CONTRACTOR TO HOLD PRE-CONSTRUCTION MEETING PRIOR TO CONSTRUCTION. NOTES: SITE DATA LEGEND INSTALL NEW B612 CURB AND GUTTER. INSTALL NEW CONCRETE RIBBON CURB. INSTALL NEW BITUMINOUS PAVEMENT. COORDINATE UTILITY CONNECTIONS WITH PLUMBING PLANS. 9' x 18.5' PARKING STALL (TYP.) COORDINATE WITH UTILITY COMPANY FOR RELOCATION OF UTILITY LINE AND OR BOX. PROTECT EXISTING UTILITIES TO REMAIN. RIPRAP STABILIZED EMERGENCY OVERFLOW. INSTALL NEW CONCRETE SIDEWALK. INSTALL CONCRETE VALLEY GUTTER. NEW TRASH ENCLOSURE. SEE ARCH PLANS. INSTALL NEW RAIN GUARDIAN. PROVIDE THREE FOOT TRANSITION FROM FLUSH TO FULL BACK AT TERMINATION OF CURB. ADA PARKING AND ACCESS ASILE. PROPOSED MONUMENT SIGN. SEE ARCH. PLANS. NEW RETAINING WALL. INSTALL 75 LF 15" CL IV RCP @ 0.53% INSTALL 5 LF 6" SDR 26 PVC @ 2.00% (MIN) INSTALL 104 LF 6" SDR 26 PVC DRAINTILE @ 0.00% 1 2 3 4 5 6 7 8 9 10 11 12 KEYNOTES 13 14 15 1 1 1 1 3 3 3 4 5 5 5 6 6 6 7 7 16 16 16 8 99 9 10 11 12 13 13 14 14 14 15 17 17 I.972.5 I.972.4 CONNECT TO EX 6" SANITARY SERVICE STUB. VERIFY STUB LOCATION AND ELEVATION PRIOR TO SANITARY SERVICE INSTALLATION. 18 18 I.972.5 I.972.5 19 INSTALL 4" 22.5° AND 11.25° BENDS INSTALL 4" 45° BEND INSTALL NEW SANITARY SEWER CLEANOUT INSTALL NEW DRAINTILE CLEANOUT INSTALL 30 LF 6" SDR 26 SOLID WALL PVC @ 0.00% NEW OUTLET CONTROL STRUCTURE PER 1/C-7 INSTALL MNDOT TYPE 31 BARRIER ASSEMBLY AT BUILDING WALL ALONG LOADING AREA DRIVE THRU WINDOW. SEE ARCH. INSTALL 22 LF 6" SDR 26 PVC @ 2.27% INSTALL 15.5 LF 6" SDR 26 PVC @ 2.00% (MIN) INSTALL TWO 6" 45° BENDS INSTALL DRAINTILE END SECTION AND RODENT SHIELD. INSTALL 37 LF 6" SDR 26 SOLID WALL PVC @ 0.00% INSTALL 56 LF 12" CLIV RCP @ 0.89% INSTALL BIOFILTRATION TRENCH ALONG BOTTOM OF SWALE. INSTALL THREE CONCRETE BOLLARDS. 20 21 22 23 24 25 KEYNOTES 19 20 22 23 23 24 25 26 26 26 DRIVE THRU LANE27 27 27 I.971.9 I.971.8 18 28 29 28 29 30 30 INSTALL 7 LF 6" C900 FIRE SERVICE WITH 6" GATE VALVE. COORDINATE SERVICE LOCATION AND ELEVATION WITH PLUMBING PLANS. REPLACE EXISTING GRAVEL SHOULDER DISTURBED WITH PROPOSED GRADING IN KIND I.974.6 I.974.0 (N) I.972.5 (NW) I.972.5 (S) INSTALL 70 LF 6" SDR 26 PVC DRAINTILE @ 0.85% INSTALL 70 LF 6" SDR 26 PVC DRAINTILE @ 0.85% I.974.3 12 113 1 1. FOR ANY SITE ACTIVITY (DEMO, GRADING, UTILITIES, ETC.) NO CLOSURES OR RESTRICTIONS OF ANY KIND SHALL BE IMPOSED UPON THE PUBLIC USE OF 75TH AVE WITHOUT THE CITY'S PERMISSION. SHOULD ANY LANE RESTRICTIONS BE NECESSARY, THE CONTRACTOR SHALL NOTIFY THE CITY AT LEAST SEVEN (7) DAYS IN ADVANCE, AND PROVIDE A TRAFFIC CONTROL PLAN. 2. THE CITY OF CORCORAN WILL MAKE WEEKLY SITE VISITS IN ACCORDANCE WITH THE REQUIREMENTS FOR A MS4 CITY. THE CONTRACTOR SHALL COORDINATE WITH THE CITY OF CORCORAN NO LESS THAN FOURTEEN (14) DAYS PRIOR TO THE START OF CONSTRUCTION TO SCHEDULE WEEKLY VISITS. 3. THE CONTRACTOR SHALL PROVIDE THE CITY OF CORCORAN A DETAILED WORK SCHEDULE NO LESS THAN (14) DAYS PRIOR TO CONSTRUCTION. THE DETAILED SCHEDULE SHALL INCLUDE GRADING AND UTILITY ACTIVITIES; IN ADDITIONAL TO OTHER CONSTRUCTION ACTIVITIES. THE CITY SHALL BE GIVEN FORTY EIGHT (48) HOURS NOTICE IN ADVANCE OF THE START OF CONSTRUCTION, THE START OF THE GRADING AND UTILITY PHASES, AND CONSTRUCTION RECOMMENCING SHOULD ANY STOP IN WORK EXCEEDING SEVEN (7) DAYS OCCUR. CITY OF CORCORAN NOTES 10 10 INSTALL 11 LF 2" TYPE K COPPER DOMESTIC WATER SERVICE WITH CURB STOP. COORDINATE SERVICE LOCATION AND ELEVATION WITH PLUMBING PLANS. INSTALL 6X6X2 TEE. CONNECT TO EXISTING 6" WATER SERVICE. 31 31 23 23 23 32 32 33 33 34 34 34 34 DRAINAGE AND UTILITY EASEMENT NEW FILTRATION BASIN BOTTOM = 974.50 HWL = 977.07 35 35 3PR O O F O F P A R K I N G PROJECT DESCRIPTION/LOCATION NAPA AUTO IS LOCATED IN THE CITY OF CORCORAN IN HENNEPIN BOUNDED ON THE WEST BY WESTSIDE TIRE AND ON THE NORTH BY HEIDI'S GROWHAUS & LIFESTYLE GARDENS. THE PROPERTY EXTENDS TO THE SOUTH BY 75TH AVE NORTH AND THE EAST BY FLETCHER LANE, LOCATED IN ELM CREEK WATERSHED DISTRICT THE PROPOSED SITE ENCOMPASSES 1.51 ACRES. THE PLANNED SCOPE OF THE PROJECT INCLUDES: ·THE INSTALLATION OF EROSION CONTROL MEASURES AS REQUIRED FOR THE MASS GRADING OF THE SITE FOR THE CONSTRUCTION OF CORCORAN NAPA AUTO. ·GRADING AS REQUIRED FOR THE INSTALLATION OF THE NAPA AUTO BUILDING, AND ASSOCIATED PARKING LOTS. ·THE CONSTRUCTION OF A STORMWATER FILTRATION POND AND DRAINTILE SYSTEM. ·REMOVAL AND REPLACEMENT OF TWO COUNTY DITCH CULVERTS. ·PLACEMENT OF CONCRETE AS REQUIRED TO ESTABLISH CURB, GUTTER, AND SIDEWALKS THROUGHOUT THE SITE. RECEIVING WATERS THESE WATERS ARE LOCATED WITHIN ON MILE (AERIAL RADIUS) OF THE PROJECT LIMITS AND RECEIVE RUNOFF FROM THE PROJECT SITE. DUE TO THE PROXIMITY OF THE RECEIVING WATERS, THE BMPS DESCRIBED IN APPENDIX A OF THE NPDES PERMIT MAY APPLY TO ALL AREAS OF THE SITE. SOIL TYPES SOIL TYPES TYPICALLY FOUND ON THIS PROJECT IS CLAY LOAM, HYDRAULIC SOIL TYPE D. PER SOIL BORINGS TAKEN BY AMERICAN ENGINEERING TESTING THE FINAL GEOTECHNICAL REPORT IS TO BE KEPT ON SITE AS PART OF THE SWPPP AND IS TO BE MADE AVAILABLE UPON REQUEST. LONG TERM MAINTENANCE AND OPERATION NAPA AUTO HAS ENTERED INTO A MAINTENANCE AGREEMENT WITH THE CITY OF CORCORAN THAT IDENTIFIES THE AGENCY THAT IS RESPONSIBLE FOR ONGOING MAINTENANCE, AND HOW RESPONSIBILITY WILL BE TRANSFERRED TO OTHER AGENTS. PROJECT PERSONNEL AND TRAINING THIS SWPPP WAS PREPARED BY PERSONNEL THAT ARE VERIFIED IN THE DESIGN OF CONSTRUCTION SWPPP. COPIES OF THE CERTIFICATIONS ARE ON FILE WITH THE ENGINEER. PROVIDE A CERTIFIED EROSION CONTROL SUPERVISOR IN GOOD STANDING WHO IS KNOWLEDGEABLE AND EXPERIENCED IN THE APPLICATION OF EROSION PREVENTION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES. THE EROSION CONTROL SUPERVISOR WILL WORK WITH THE PROJECT ENGINEER / SWPPP DESIGNER TO OVERSEE THE IMPLEMENTATION OF THE SWPPP AND THE INSTALLATION, INSPECTION, AND MAINTENANCE OF THE EROSION PREVENTION AND SEDIMENT CONTROL BMPS BEFORE, DURING, AND AFTER CONSTRUCTION UNTIL THE NOTICE OF TERMINATION (NOT) HAS BEEN FILED WITH THE MPCA. PROVIDE PROOF OF CERTIFICATION AT THE PRECONSTRUCTION MEETING. WORK WILL NOT BE ALLOWED TO COMMENCE UNTIL PROOF OF CERTIFICATION HAS BEEN PROVIDED TO THE PROJECT ENGINEER. PROVIDE AT LEAST ONE CERTIFIED INSTALLER FOR EACH CONTRACTOR OR SUBCONTRACTOR THAT INSTALLS THE PRODUCTS LISTED IN SPECIFICATION SECTION 2573.3.A.2 CERTIFIED INSTALLERS. PROVIDE PROOF OF CERTIFICATION AT THE PRECONSTRUCTION MEETING. WORK WILL NOT BE ALLOWED TO COMMENCE UNTIL PROOF OF CERTIFICATION HAS BEEN PROVIDED TO THE PROJECT ENGINEER. CHAIN OF RESPONSIBILITY THE OWNER AND CONTRACTOR ARE CO-PERMITTEES FOR THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) CONSTRUCTION PERMIT. THE CONTRACTOR IS RESPONSIBLE TO COMPLY WITH ALL ASPECTS OF THE NPDES CONSTRUCTION PERMIT AT ALL TIMES UNTIL THE NOTICE OF TERMINATION (NOT) HAS BEEN FILED WITH THE MPCA THE CONTRACTOR WILL DEVELOP A CHAIN OF COMMAND WITH ALL OPERATORS ON THE SITE TO ENSURE THAT THE SWPPP WILL BE IMPLEMENTED AND STAY IN EFFECT UNTIL THE CONSTRUCTION PROJECT IS COMPLETE, THE ENTIRE SITE HAS UNDERGONE FINAL STABILIZATION, AND A NOTICE OF TERMINATION (NOT) HAS BEEN SUBMITTED TO THE MPCA. PROJECT CONTACTS THE CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTATION OF THE SWPPP AND INSTALLATION, INSPECTION, AND MAINTENANCE OF THE EROSION PREVENTION AND SEDIMENT CONTROL BMPS BEFORE, DURING, AND AFTER CONSTRUCTION UNTIL THE NOTICE OF TERMINATION (NOT) HAS BEEN FILED. MPCA DUTY OFFICER 24 HOUR EMERGENCY NOTIFICATION: 651-649-5451 OR 800-422-0798 SITE INSPECTION AND MAINTENANCE CONTRACTOR SHALL PROVIDE NAME, CONTACT INFO, AND TRAINING DOCUMENTATION FOR THE PERSON RESPONSIBLE FOR SWPPP IMPLEMENTATION AND INSPECTION/MAINTENANCE OF BMPS. INSPECT THE ENTIRE CONSTRUCTION SITE A MINIMUM OF ONCE EVERY SEVEN DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES WITHIN A 24 HOUR TIME FRAME. INSPECT ALL TEMPORARY AND PERMANENT WATER QUALITY MANAGEMENT, EROSION PREVENTION AND SEDIMENT CONTROL BMPS UNTIL THE SITE HAS UNDERGONE FINAL STABILIZATION AND THE N.O.T. HAS BEEN SUBMITTED. INSPECT SURFACE WATER INCLUDING DRAINAGE DITCHES FOR SIGNS OF EROSION AND SEDIMENT DEPOSITION. INSPECT CONSTRUCTION SITE VEHICLE EXIT LOCATIONS FOR EVIDENCE OF TRACKING ONTO PAVED SURFACES. INSPECT SURROUNDING PROPERTIES FOR EVIDENCE OF OFF SITE SEDIMENT ACCUMULATION. RECORD ALL INSPECTIONS AND MAINTENANCE ACTIVITIES IN WRITING WITHIN 24 HOURS. SUBMIT INSPECTION REPORTS IN A FORMAT THAT IS ACCEPTABLE TO THE PROJECT ENGINEER. FOR PROJECTS THAT DISCHARGE TO PROHIBITED WATERS, CONDUCT ROUTINE SITE INSPECTIONS AT A MINIMUM OF ONCE EVERY 72 HOURS (3 DAYS). INCLUDE THE FOLLOWING IN THE RECORDS OF EACH INSPECTION AND MAINTENANCE ACTIVITY: A. DATE AND TIME OF INSPECTIONS B. NAME OF PERSONS CONDUCTING INSPECTIONS C. FINDINGS OF INSPECTIONS, INCLUDING RECOMMENDATIONS FOR CORRECTIVE ACTIONS D. CORRECTIVE ACTION TAKEN, INCLUDING DATES, TIMES, AND PARTY COMPLETING MAINTENANCE ACTIVITIES E. DATE AND AMOUNT OF ALL RAINFALL EVENTS GREATER THAN 0.5 INCH IN 24 HOURS F. DOCUMENTS AND CHANGES MADE TO THE SWPPP REPLACE, REPAIR OR SUPPLEMENT ALL NONFUNCTIONAL BMPS BY IN THE TIME PROVIDED BELOW: A. REPAIR, REPLACE, OR SUPPLEMENT PERIMETER CONTROL DEVICES WHEN IT BECOMES NONFUNCTIONAL OR SEDIMENT REACHES 12 THE HEIGHT OF THE DEVICE. COMPLETE REPAIRS BY B. THE END OF THE NEXT BUSINESS DAY FOLLOWING DISCOVERY. C. REPAIR OR REPLACE INLET PROTECTION DEVICES WHEN THEY BECOME NONFUNCTIONAL OR SEDIMENT REACHES 12 THE HEIGHT AND/OR DEPTH OF THE DEVICE. COMPLETE REPAIRS BY THE END OF THE NEXT BUSINESS DAY FOLLOWING DISCOVER. D. DRAIN AND REMOVE SEDIMENT FROM TEMPORARY AND PERMANENT SEDIMENT BASINS ONCE THE SEDIMENT HAS REACHED 12 THE STORAGE VOLUME. COMPLETE WORK WITHIN 72 HOURS OF DISCOVERY. E. REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATER INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE SYSTEMS. RESTABILIZED ANY AREAS THAT ARE DISTURBED BY SEDIMENT REMOVAL OPERATION. SEDIMENT REMOVAL AND STABILIZATION MUST BE COMPLETED WITHIN 7 DAYS OF DISCOVERY. PREPARE AND SUBMIT A SITE MANAGEMENT PLAN FOR WORKING IN SURFACE WATERS. F. REMOVE TRACKED SEDIMENT FROM PAVED SURFACES BOTH ON AND OFF SITE WITHIN 24 HOURS OF DISCOVERY. STREET SWEEPING MAY HAVE TO OCCUR MORE OFTEN TO MINIMIZE OFF SITE IMPACTS. LIGHTLY WET THE PAVEMENT PRIOR TO SWEEPING G. MAINTAIN ALL BMPS UNTIL WORK HAS BEEN COMPLETED, SITE HAS GONE UNDER FINAL STABILIZATION, AND THE NOTICE OF TERMINATION (NOT) HAS BEEN SUBMITTED TO THE MPCA. AREA SUMMARY SPECIAL SITE NOTES IF SITE REQUIRES PERMANENT STORMWATER MANAGEMENT HYDROLOGIC AND WATER QUALITY MODELING DATA IS AVAILABLE UPON REQUEST. THE SWPPP COORDINATOR MUST BE AVAILABLE FOR AN ONSITE INSPECTION WITHIN 72 HOURS UPON REQUEST BY THE MPCA AND SHALL BE RESPONSIBLE FOR THE FOLLOWING: ·SUBMIT THE NPDES PERMIT APPLICATION AND COMPLY WITH ALL REQUIREMENTS ·IMPLEMENT THE SWPPP. ·OVERSEE INSTALLATION AND MAINTENANCE PRACTICES AND REPAIRS IDENTIFIED IN THE SWPPP. ·IMPLEMENT AND OVERSEE EMPLOYEE TRAINING AND RECORD IN OR WITH THE SWPPP. ·CONDUCT OR PROVIDE FOR INSPECTION AND MONITORING ACTIVITIES AND MAINTAIN LOGS AS PERMIT REQUIRES. ·IDENTIFY OTHER POTENTIAL POLLUTANT SOURCES NOT LISTED IN THE SWPPP AND ADD THEM. ·IDENTIFY ANY DEFICIENCIES IN THE SWPPP AND CORRECT THEM. ·ENSURE THAT CHANGES TO CONSTRUCTION PLANS ARE ADDRESSED IN THE SWPPP. ·FILE THE NOTICE OF TERMINATION UPON PROJECT COMPLETION. AFTER THE NOTICE OF TERMINATION HAS BEEN FILED, THE OWNER SHALL BE RESPONSIBLE FOR ASSIGNING RESPONSIBILITY FOR PERMANENT MAINTENANCE MEASURES. PERMITS THE FOLLOWING PERMITS APPLY TO THIS PROJECT: NOTE: IF THE 25' BUFFERS ARE MAINTAINED FORM THE WETLANDS, ADDITIONAL PERMITS WILL NOT BE REQUIRED. LOCATION OF SWPPP REQUIREMENTS THE REQUIRED SWPPP ELEMENTS MAY BE LOCATED IN MANY PLACES WITHIN THE PLAN SET. SWPPP AMENDMENTS A QUALIFIED INDIVIDUAL MUST COMPLETE ALL SWPPP CHANGES. CHANGES INVOLVING THE USE OF A LESS STRINGENT BMP MUST INCLUDE A JUSTIFICATION DESCRIBING HOW THE REPLACEMENT BMP IS EFFECTIVE FOR THE SITE CHARACTERISTICS. PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECT PROBLEMS IDENTIFIED OF ADDRESS SITUATIONS WHENEVER THERE IS A CHANGE IN DESIGN, CONSTRUCTION OPERATION, MAINTENANCE, WEATHER, OR SEASONAL CONDITIONS HAVING A SIGNIFICANT EFFECT ON THE DISCHARGE OF POLLUTANTS TO SURFACE WATERS OR GROUNDWATER. PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECT PROBLEMS IDENTIFIED OR ADDRESS SITUATIONS WHENEVER INSPECTIONS OR INVESTIGATIONS BY THE SITE OWNER OR OPERATOR, USEPA OR MPCA OFFICIALS INDICATE THE SWPPP IS NOT EFFECTIVE IN ELIMINATING OR SIGNIFICANTLY MINIMIZING THE DISCHARGE OF POLLUTANTS TO SURFACE WATERS OR GROUNDWATER OR THE DISCHARGES ARE CAUSING WATER QUALITY STANDARD EXCEEDANCES OR THE SWPPP IS NOT CONSISTENT WITH THE OBJECTIVES OF A USEPA APPROVED TMDL. STABILIZATION TIME FRAMES ALL AREAS DISTURBED BY CONSTRUCTION WILL RECEIVE SEED OR SOD ACCORDING TO THE PLANS AND SPECIFICATIONS AND WITHIN THE SPECIFIED VEGETATIVE TIME SCHEDULE. FINAL STABILIZATION WILL OCCUR WHEN THE SITE HAS A UNIFORM VEGETATIVE COVER WITH A DENSITY OF 70% OVER THE ENTIRE DISTURBED AREA COMPARED TO EXISTING CONDITIONS. ALL TEMPORARY SYNTHETIC EROSION PREVENTION AND SEDIMENT CONTROL BMPS MUST BE REMOVED AS PART OF THE SITE FINAL STABILIZATION. ALL SEDIMENT MUST BE CLEANED OUT OF CONVEYANCES AND TEMPORARY SEDIMENTATION BASINS IF APPLICABLE. STORM WATER POLLUTION PREVENTION PLAN NARRATIVE - PAGE 1 OF 2 PROJECT SITE 1-MILE RADIUS AROUND PROJECT COUNTY DITCH 16 WATERS WITHIN 1 MILE RADIUS NAME OF WATER BODY TYPE (LAKE, RIVER, WETLAND, DITCH, ETC) APPENDIX A SPECIAL WATER (YES OR NO) IMPAIRED WATER WITHIN 1 MILE OF PROJECT SITE (YES OR NO) APPROVED TMDL RECEIVING WATERS (YES OR NO) COUNTY DITCH 16 DITCH NO NO NA NO CONTACT INFORMATION ORGANIZATION CONTACT NAME PHONE NAPA AUTO ANDERSON ENGINEERING (SWPPP DESIGN)763-412-4000 KINGHORN CONSTRUCTION CHUCK EDWARDS 763-428-8088 ACREAGE SUMMARY AREA ACRES PROPERTY 1.509 DISTURBED 1.509 IMP. PRE-CONSTRUCTION 0.593 IMP. POST-CONSTRUCTION 1.045 NEW IMP.0.452 PERVIOUS AT COMPLETION 0.464 AGENCY TYPE OF PERMIT PERMIT # AND DATES MINNESOTA POLLUTION CONTROL AGENCY (MPCA) NPDES CONSTRUCTION PERMIT CITY OF CORCORAN GRADING PERMIT CITY OF CORCORAN BUILDING PERMIT AREA TIME FRAME NOTES LAST 200 LINEAL FEET OF DRAINAGE DITCH OR SWALE WITHIN 24 HOURS OF CONNECTION TO SURFACE WATER OR PROPERTY EDGE 1, 2, 3 REMAINING PORTIONS OF DRAINAGE DITCH OR SWALE 7 DAYS 1, 3 PIPE AND CULVERT OUTLETS 24 HOURS STOCKPILES 7 DAYS 1 PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 STORM WATER POLLUTION PREVENTION PLAN C-4 1. INITIATE INLET STABILIZATION IMMEDIATELY WHEN CONSTRUCTION HAS TEMPORARILY OR PERMANENTLY CEASED ON ANY PORTION OF THE SITE. COMPLETE STABILIZATION WITHIN THE TIME FRAME LISTED. IN MANY INSTANCES THIS WILL REQUIRE STABILIZATION TO OCCUR MORE THAN ONCE DURING THE COURSE OF THE PROJECT. TEMPORARY SOIL STOCKPILES WITHOUT SIGNIFICANT CLAY OR SILT AND STOCKPILED AND CONSTRUCTED ROAD BASE ARE NOT APPROPRIATE AND THEREFORE EXEMPT FROM THE STABILIZATION REQUIREMENT. 2. APPLICATION OF MULCH, HYDROMULCH, TACKIFIER AND POLYACRYLAMIDE ARE NOT ACCEPTABLE STABILIZATION METHODS IN THESE AREAS. 3. STABILIZE ALL AREAS OF THE SITE PRIOR TO THE ONSET OF WINTER, ANY WORK STILL BEING PERFORMED WILL BE SNOW MULCHED, SEEDED, AND BLANKETED WITHIN THE TIME FRAMES IN THE NPDES PERMIT. 4. TOPSOIL BERMS MUST BE STABILIZED IN ORDER TO BE CONSIDERED PERIMETER CONTROL BMPS. USE RAPID STABILIZATION METHOD 2, 3, OR 4 AS DIRECTED BY THE ENGINEER. THE SEED MIX USED IN THE RAPID STABILIZATION MAY BE SUBSTITUTED AS FOLLOWS: A.SINGLE YEAR CONSTRUCTION BETWEEN MAY 1 - AUGUST 1, SEED WITH SEED MIXTURE 21.111 B.SINGLE YEAR CONSTRUCTION BETWEEN AUGUST 1 AND OCTOBER 31, SEED WITH SEED MIXTURE 21-112 C.MULTI YEAR CONSTRUCTION 22-111 5. KEEP DITCHES AND EXPOSED SOILS IN AN EVEN ROUGH GRADED CONDITION IN ORDER TO BE ABLE TO APPLY EROSION CONTROL MULCHES, HYDROMULCHES AND BLANKETS. GENERAL SWPPP NOTES FOR CONSTRUCTION ACTIVITY 1. CONTRACTOR SHALL AMEND THE SWPPP AND DOCUMENT ANY AND ALL CHANGES TO THE SWPPP AND ASSOCIATED PLAN SHEETS WITHIN 7 DAYS UPON IMPLEMENTATION. STORE THE SWPPP AND ALL AMENDMENTS ON SITE AT ALL TIMES. 2. PREPARE AND SUBMIT A SITE MANAGEMENT PLAN FOR THE ENGINEER'S ACCEPTANCE FOR CONCRETE MANAGEMENT, CONCRETE SLURRY APPLICATION AREAS, WORK IN AND NEAR AREAS OF ENVIRONMENTAL SENSITIVITY, AREAS IDENTIFIED IN THE PLANS AS "SITE MANAGEMENT PLAN AREA", ANY WORK THAT WILL REQUIRE DEWATERING, AND AS REQUESTED BY THE ENGINEER. SUBMIT ALL SITE MANAGEMENT PLANS TO THE ENGINEER IN WRITING. ALLOW ALL MINIMUM OF 7 DAYS FOR THE ENGINEER TO REVIEW AND ACCEPT SITE MANAGEMENT PLAN SUBMITTALS. WORK WILL NOT BE ALLOWED TO COMMENCE IF A SITE MANAGEMENT PLAN IS REQUIRED UNTIL ACCEPTANCE HAS BEEN GRANTED BY THE ENGINEER. THERE WILL BE NO EXTRA TIME ADDED TO THE CONTRACT DUE TO THE UNTIMELY SUBMITTAL. 3. IT IS THE DESIGNER'S INTENT THAT THE CONTRACTOR BUILD PONDS AND INSTALL EROSION CONTROL BMPS BEFORE PUTTING THEM INTO ACTIVE SERVICE TO THE MAXIMUM EXTENT PRACTICABLE. 4. BURNING OF ANY MATERIAL IS NOT ALLOWED WITHIN PROJECT BOUNDARY. 5. DO NOT DISTURB AREAS OUTSIDE OF THE CONSTRUCTION LIMITS. DELINEATE AREAS NOT TO BE DISTURBED PRIOR TO STARTING GROUND DISTURBING ACTIVITIES. IF IT BECOMES NECESSARY TO DISTURBED AREAS OUTSIDE OF THE CONSTRUCTION LIMITS OBTAIN WRITTEN PERMISSION FROM THE PROJECT ENGINEER PRIOR TO PROCEEDING. PRESERVE ALL NATURAL BUFFERS SHOWN ON THE PLANS. 6. ROUT STORMWATER AROUND UNSTABILIZED AREAS OF THE SITE WHENEVER FEASIBLE. PROVIDE EROSION CONTROL AND VELOCITY DISSIPATION DEVICES AS NEEDED TO KEEP CHANNELS FROM ERODING AND TO PREVENT NUISANCE CONDITIONS AT THE OUTLET. 7. DIRECT DISCHARGES FROM BMPS TO VEGETATED AREA WHENEVER FEASIBLE. PROVIDE VELOCITY DISSIPATION DEVICES AS NEEDED TO PREVENT EROSION. 8. THE EROSION PREVENTION AND SEDIMENT CONTROL BMPS SHALL BE PLACED AS NECESSARY TO MINIMIZE EROSION FROM DISTURBED SURFACES AND TO CAPTURE SEDIMENT ON SITE. ALL EROSION CONTROL MEASURES SHALL BE IN PLACE PRIOR TO COMMENCEMENT OF ANY REMOVAL WORK AND/OR GROUND DISTURBING ACTIVITIES COMMENCE. 9. ESTABLISH SEDIMENT CONTROL DEVICES ON ALL DOWN GRADIENT PERIMETERS AND UP GRADIENT OF ANY BUFFER ZONES BEFORE AND UP GRADIENT LAND DISTURBING ACTIVITIES BEGIN. MAINTAIN SEDIMENT CONTROL DEVICES UNTIL CONSTRUCTION IS COMPLETE AND THE SITE IS STABILIZED. 10. LOCATE PERIMETER CONTROL ON THE CONTOUR TO CAPTURE OVERLAND, LOW-VELOCITY SHEET FLOWS DOWN GRADIENT OF ALL EXPOSED SOILS AND PRIOR TO DISCHARGING TO SURFACE WATERS. PLACE J-HOOKS AT A MAXIMUM OF 100 FOOT INTERVALS. 11. PROVIDE PERIMETER CONTROL AROUND ALL STOCKPILES. PLACE BMP A MINIMUM 5 FEET FROM THE TOE OF SLOPE WHERE FEASIBLE. DO NOT PLACE STOCKPILES IN NATURAL BUFFER AREAS, SURFACE WATERS OR STORMWATER CONVEYANCES. 12. FLOATING SILT CURTAIN IS ALLOWED AS PERIMETER CONTROL FOR IN WATER WORK ONLY. INSTALL THE FLOATING SILT CURTAIN AS CLOSE TO SHORE AS POSSIBLE. PLACE PERIMETER CONTROL BMP ON LAND IMMEDIATELY AFTER THE IN WATER WORK IS COMPLETED. 13. DITCH CHECKS WILL BE PLACED AS INDICATED ON THE PLANS DURING ALL PHASES OF CONSTRUCTION. 14. PLACE CONSTRUCTION EXITS, AS NECESSARY, TO PREVENT TRACKING OF SEDIMENT ONTO PAVED SURFACES BOTH ON AND OFF THE PROJECT SITE. PROVIDE CONSTRUCTION EXITS OF SUFFICIENT SIZE TO PREVENT TRACK OUT. MAINTAIN CONSTRUCTION EXITS WHEN EVIDENCE OF TRACKING IS DISCOVERED. REGULAR STREET SWEEPING IS NOT AN ACCEPTABLE ALTERNATIVE TO PROPER CONSTRUCTION EXIT INSTALLATION AND MAINTENANCE. CONSTRICTION EXITS ARE INCIDENTAL. 15. DISCHARGE TURBID OR SEDIMENT LADEN WATER TO TEMPORARY SEDIMENT BASINS WHENEVER FEASIBLE. IN THE EVENT THAT IT IS NOT FEASIBLE TO DISCHARGE THE SEDIMENT LADEN WATER TO A TEMPORARY SEDIMENT BASIN, THE WATER MUST BE TREATED SO THAT IT DOES NOT CAUSE A NUISANCE CONDITION IN THE RECEIVING WATERS OR TO DOWNSTREAM LANDOWNERS. CLEAN OUT ALL PERMANENT STORMWATER BASINS REGARDLESS OF WHETHER USED AS TEMPORARY SEDIMENT BASINS OR TEMPORARY SEDIMENT TRAPS TO THE DESIGN CAPACITY AFTER ALL UP GRADIENT LAND DISTURBING ACTIVITY IS COMPLETED. 16. PROVIDE SCOUR PROTECTION AT ANY OUTFALL OF DEWATERING ACTIVITIES. 17. PROVIDE STABILIZATION IN ANY TRENCHES CUT FOR DEWATERING OR SITE DRAINING PURPOSES. POLLUTION PREVENTION 1. PROVIDE A SPILL KIT AT EACH WORK LOCATION ON THE SITE. 2. STORE ALL BUILDING MATERIALS THAT HAVE THE POTENTIAL TO LEACH POLLUTANTS, PESTICIDES, HERBICIDES, INSECTICIDES. FERTILIZERS, TREATMENT CHEMICALS, AND LANDSCAPE MATERIALS UNDER COVER WITH SECONDARY CONTAINMENT. 3. PROVIDE A SECURE STORAGE AREA WITH RESTRICTED ACCESS FOR ALL HAZARDOUS MATERIALS AND TOXIC WASTE. RETURN ALL HAZARDOUS MATERIALS AND TOXIC WASTE TO THE DESIGNATED STORAGE AREA AT THE END OF THE BUSINESS DAY UNLESS INFEASIBLE. STORE ALL HAZARDOUS MATERIALS AND TOXIC WASTE (INCLUDING BUT NOT LIMITED TO OIL, DIESEL FUEL, GASOLINE, HYDRAULIC FLUIDS, PAINT, PETROLEUM BASED PRODUCTS, WOOD PRESERVATIVES, ADDITIVES, CURING COMPOUNDS, AND ACIDS) IN SEALED CONTAINERS WITH SECONDARY CONTAINMENT. CLEAN UP SPILLS IMMEDIATELY. 4. STORE, COLLECT AND DISPOSE OF ALL SOLID WASTE. 5. POSITION ALL PORTABLE TOILETS SO THAT THEY ARE SECURE AND CANNOT BE TIPPED OR KNOCKED OVER. PROPERLY DISPOSE OF ALL SANITARY WASTE. 6. FUEL AND MAINTAIN VEHICLES IN A DESIGNATED CONTAINED AREA WHENEVER FEASIBLE. USE DRIP PANS OR ABSORBENT MATERIALS TO PREVENT SPILLS OR LEAKED CHEMICALS FORM DISCHARGING TO SURFACE WATER OR STORMWATER CONVEYANCES. PROVIDE A SPILL KIT AT EACH LOCATION THAT VEHICLES AND EQUIPMENT ARE FUELED OR MAINTAINED AT. 7. LIMIT VEHICLE AND EQUIPMENT WASHING TO A DEFINED AREA OF THE SITE. CONTAIN RUNOFF FROM THE WASHING AREA TO A TEMPORARY SEDIMENT BASIN OR OTHER EFFECTIVE CONTROL. PROPERLY DISPOSE OF ALL WASTE GENERATED BY VEHICLE AND EQUIPMENT WASHING. ENGINE DEGREASING IS NOT ALLOWED ON THE SITE. 8. PROVIDE EFFECTIVE CONTAINMENT FOR ALL LIQUID AND SOLID WASTES GENERATED BY WASHOUT OF CONCRETE, STUCCO, PAINT, FORM RELEASE OILS, CURING COMPOUNDS AND OTHER CONSTRUCTION MATERIALS. LIQUID AND SOLID WASHOUT WASTES MUST NOT CONTACT THE GROUND. DESIGN THE CONTAINMENT SO THAT IT DOES NOT RESULT IN RUNOFF FROM THE WASHOUT OPERATIONS OR CONTAINMENT AREA. 9. CREATE AND FOLLOW A WRITTEN DISPOSAL PLAN FOR ALL WASTE MATERIALS. INCLUDE IN THE PLAN HOW THE MATERIAL WILL BE DISPOSED OF AND THE LOCATION OF THE DISPOSAL SITE. SUBMIT PLAN TO THE ENGINEER. 10. USE METHODS AND OPERATIONAL PROCEDURES THAT PREVENT DISCHARGE OR PLACEMENT OF BITUMINOUS GRINDINGS, CUTTING, MILLINGS, AND OTHER BITUMINOUS WASTES FROM AREAS OF EXISTING OR FUTURE VEGETATED SOILS AND FROM ALL WATER CONVEYANCE SYSTEMS, INCLUDING INLETS, DITCHES AND CURB FLOW LINES. 11. USE METHODS AND OPERATIONAL PROCEDURES THAT PREVENT CONCRETE DUST, PARTICLES, CONCRETE WASH OUT, AND OTHER CONCRETE WASTES FROM LEAVING SITE, DEPOSITING IN EXISTING OR FUTURE VEGETATED AREAS, AND FROM ENTERING STORMWATER CONVEYANCE SYSTEMS, INCLUDING INLETS, DITCHES AND CURB FLOW LINES. USE METHODS AND OPERATIONAL PROCEDURES THAT PREVENT SAW CUT SLURRY AND PLANING WASTE FROM LEAVING SITE AND FROM ENTERING STORMWATER CONVEYANCE SYSTEMS INCLUDING DITCHES AND CULVERTS. RECORD RETENTION THE SWPPP, ALL CHANGES TO IT AND INSPECTION AND MAINTENANCE RECORDS MUST BE KEPT ON-SITE DURING CONSTRUCTION. THE OWNER MUST RETAIN A COPY OF THE SWPPP ALONG WITH THE FOLLOWING RECORDS FOR THREE (3) YEARS AFTER SUBMITTAL OF THE NOTICE OF TERMINATION (NOT). 1. ANY OTHER PERMITS REQUIRED FOR THE PROJECT. 2. RECORDS OF ALL INSPECTION AND MAINTENANCE CONDUCTED DURING CONSTRUCTION 3. ALL PERMANENT OPERATIONS AND MAINTENANCE AGREEMENT THAT HAVE BEEN IMPLEMENTED INCLUDING ALL RIGHT OF WAY, CONTRACTS, COVENANTS AND OTHER BINDING REQUIREMENTS REGARDING PERPETUAL MAINTENANCE; AND 4. ALL REQUIRED CALCULATIONS FOR DESIGN OF THE TEMPORARY AND PERMANENT STORMWATER MANAGEMENT SYSTEMS. SWPPP SCHEDULE OF INSTALLATION & MAINTENANCE STORM WATER POLLUTION PREVENTION PLAN NARRATIVE - PAGE 2 OF 2 ITEM INSTALLATION INSPECTION & MAINTENANCE REMOVAL SILT FENCE PRIOR TO COMMENCEMENT OF EARTHWORK OPERATIONS. INSPECT & MAINT. AFTER EACH RUN-OFF EVENT. REMOVE SEDIMENTS AS REQUIRED. AFTER TRIBUTARY DRAINAGE AREA IS RESTORED. ROCK CONST. ENTRANCE PRIOR TO COMMENCEMENT OF EARTHWORK OPERATIONS. INSPECT REGULARLY. MAINTAIN AS NEEDED.PRIOR TO PAVING. OUTLET SKIMMER STRUCTURE AFTER POND GRADING IS COMPLETED. INSPECT REGULARLY. MAINTAIN AS NEEDED.PERMANENT. RIP-RAP & FILTER UPON COMPLETION OF POND GRADING, CONC. SWALE CONST. AND OUTLET INSTALLATION. INSPECT & MAINTAIN AT LEAST ANNUALLY AND AFTER HEAVY RAINFALL EVENT. PERMANENT. DETENTION POND DURING EARTHWORK OPERATIONS. AFTER HEAVY RAINFALL EVENTS. REMOVE SEDIMENTS AS NEEDED.PERMANENT. SEED & MULCH AFTER POND GRADING IS COMPLETED. INSPECT & MAINTAIN AFTER HEAVY RAINS. REPLACE WASH-OUT AREAS IMMEDIATELY NO REMOVAL NECESSARY. INLET PROTECTION UPON INLET CONSTRUCTING WHEN 1/3 CAPACITY OF BMP IS REACHED AFTER TRIBUTARY AREAS ARE FULLY RESTORED PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | ae-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 STORM WATER POLLUTION PREVENTION PLAN C-5 PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 CIVIL DETAILS C-6 PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | ae-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 CIVIL DETAILS C-7 1.14 FT 1 C-7 OCS DETAIL SCALE: NTS CIVIL DETAILS C-8 PLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | ae-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 6" DIA. STEEL PIPE (PAINTED YELLOW) FILL W/ CONCRETE, CROWN TOP 1" 4'-0" 3'-6" 6" 12" x 12" x 48" CONC. FTG. BITUMINOUS SURFACE 1 C-8 PIPE BOLLARD SCALE: NTS DIMENSIONS A 0'-8 1/2" B 1'-2" C 0'-7" D 1'-2" E 0'-10 1/2" F 0'-11" G 0'-11 1/2" H*0'-5" I 1'-1" J 0'-8" 2 C-8 PRECAST END SECTION (DRAINTILE) NTS COCO16,400 SF NAPA BUILDING FFE = 980.5±COCOCOPLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 WB-67 TURNING EXHIBIT 0 20' 40'NWB-67END FORWARD TURNING MOTION. REVERSE INTO LOADING AREA.PARK AT LOADING AREA WB-67 ENTER SITE AT EASTERN DRIVEWAY COCO16,400 SF NAPA BUILDING FFE = 980.5±COCOCOPLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 WB-67 TURNING EXHIBIT 0 20' 40'NWB-67END FORWARD TURNING MOTION. REVERSE INTO LOADING AREA.PARK AT LOADING AREA WB-67 ENTER SITE AT EASTERN DRIVEWAY SEMI TRAFFIC TO WAIT FOR QUEUE TO CLEAR VEHICLE PATH BEFORE CONTINUING COCO16,400 SF NAPA BUILDING FFE = 980.5±COCOCOPLOTTED:COMM. NO. DRAWING NO. 10/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION IAN J. WEBER, PE 55502 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.12/15/2020 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 POTENTIAL SNOW STORAGE LOCATIONS 0 20' 40'NPROPOSED PRIMARY SNOW STORAGE LOCATION 975975976976977977977978978978980979980 979 977 978 1Autumn Gold Maidenhair Tree 2 - 1/2" CAL. B&B 4Green Mountain Sugar Maple 2 - 1/2" CAL. B&B 3 Ponderosa Pine 6` HT. B&B 3 Black Hills Spruce 6` HT. B&B 4 Swamp White Oak 2 - 1/2" CAL. B&B 2*Swamp White Oak 2 - 1/2" CAL. B&B 2*Green Mountain Sugar Maple 2 - 1/2" CAL. B&B 1Swamp White Oak 2 - 1/2" CAL. B&B 1Green Mountain Sugar Maple 2 - 1/2" CAL. B&B 1Autumn Gold Maidenhair Tree 2 - 1/2" CAL. B&B 1Autumn Gold Maidenhair Tree 2 - 1/2" CAL. B&B 15,200 SF NAPA BUILDING FFE = 980.5± 2Green Mountain Sugar Maple 2 - 1/2" CAL. B&B 3*Black Hills Spruce 6` HT. B&B 1*Ponderosa Pine 6` HT. B&B 4*Autumn Brilliance Serviceberry 2" CAL. B&B 3*Spring Snow Crabapple 2" CAL. B&B 12 (11*)Low Scape Mound Black Chokeberry 5 GAL. POT 21*Bailey`s Compact American Cranberry Bush 5 GAL. POT 22Karl Foerster Feather Reed Grass 2 GAL. POT 9Gro-Low Fragrant Sumac 5 GAL. POT 1Green Mountain Sugar Maple 2 - 1/2" CAL. B&B 6 Gro-Low Fragrant Sumac 5 GAL. POT 10Karl Foerster Feather Reed Grass 2 GAL. POT 3 Gro-Low Fragrant Sumac 5 GAL. POT 10Annabelle Hydrangea 5 GAL. POT 13 Sea Green Juniper 5 GAL. POT 15Low Scape Mound Black Chokeberry 5 GAL. POT 1 Autumn Gold Maidenhair Tree 2 - 1/2" CAL. B&B74.00200.00 20.0020.00 16.0025.00 CORCORAN, MN LANDSCAPING REQUIREMENTS BASE TREE CALCULATION - WHICHEVER IS GREATER METHOD 1: 1 TREE PER 50 LINEAR FEET OF SITE PERIMETER SITE PERIMETER:1046' TREES REQUIRED:21 METHOD 2: 1 TREE PER 1,000 SQFT OF BUILDING FOOTPRINT AREA BUILDING FOOTPRINT AREA:16,400 SQFT TREES REQUIRED:16 BASE SHRUB CALCULATION - WHICHEVER IS GREATER METHOD 1: 1 SHRUB PER 30 LINEAR FEET OF SITE PERIMETER SHRUBS REQUIRED:35 METHOD 2: 1 SHRUB PER 300 SQFT OF BUILDING FOOTPRINT AREA SHRUBS REQUIRED:55 TOTAL PLANTINGS PROVIDED - BASE CALCULATION TREES PROVIDED:21 SHRUBS PROVIDED:55 GENERAL TURF SEED AREA EX. TREE TO BE REMOVED WET SEED AREA PLOTTED:COMM. NO. DRAWING NO. 12/12/2020 15897 NAPA AUTO 1 3 6 0 5 1 s t A v e n u e N . # 1 0 0 Plymouth, MN 55441 | a e-mn .com P 763.412.4000 | F 763.412.4090 Anderson Engineering of Minnesota, LLC DRAWING TITLE CHECKED BY:DRAWN:DESIGNED: IJWMAMIJW 12/15/2020 REVISION LOG DESCRIPTION OF REVISIONSNO. DATE 19905 75TH AVENUE CORCORAN, MN KINGHORN CONSTRUCTION PLANNING COMMISSION DEREK J. SEIFERT, PLA 56013 PRINT NAME: SIGNATURE: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE:LICENSE NO.03/05/2021 CITY COMMENTS12/10/21 CITY COMMENTS23/5/21 LANDSCAPE PLAN L-1 0 20' 40'NLEGEND PROPERTY LIMITS CONSTRUCTION LIMITS EXISTING MINOR CONTOUR EXISTING MAJOR CONTOUR PROPOSED MINOR CONTOUR PROPOSED MAJOR CONTOUR 966 965 MONUMENT SIGN PLANTING PLAN LEGEND 1 2 3" DEEP WASHED RIVER ROCK W/ LANDSCAPE FABRIC POLY LANDSCAPE EDGER 1 2 PLANTING PLAN NOTES 1) CONTRACTOR TO PROVIDE TEMPORARY IRRIGATION FOR SEED, TREE, & SHRUB PLANTING ESTABLISHMENT DURING THE WARRANTY PERIOD. NO PERMANENT IRRIGATION REQUIRED. 2) SEE L-2 FOR FULL PLANT SCHEDULE, NOTES, AND PLANTING DETAILS. 3) ADDITIONAL PLANTING MATERIAL QUANTITY ALONG COUNTY ROAD 116 (EAST BOUNDARY PREIMETER), DENOTED BY AN ASTERISK (*), IS CALCULATED AS PER CITY SITE PLAN REVIEW DATED FEBRUARY 3, 2021. 4) QUANTITY ADDED, AS PER 313 LF OF FRONTAGE: - 4 DECIDUOUS TREES - 4 CONIFEROUS TREES - 7 ORNAMENTAL TREES - 32 UNDERSTORY SHRUBS 12 1 1 2 1 1 FILTRATION BASIN SEE CIVIL 2 16.00 105 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 24, 2021 for the April 1, 2012 Planning Commission Meeting RE: PUBLIC HEARING. Site Plan and Conditional Use Permit for T Scherber Demolition and Excavating at 23240 County Road 30 (PID 07-119-23-13-0003) (city file no. 21- 007) 60-DAY REVIEW DEADLINE:May 10, 2021 1.Application Request The applicant has requested approval of a site plan and a conditional use permit to allow a contractor’s operation with outside storage on this 9.46-acre site. 2.Context Background In 1996, the City Council approved a conditional home occupation (Resolution 1996-39) to allow contractor storage inside the accessory building. On April 25, 2013, the City Council approved a conditional use permit amendment to allow the landowner to rent that same building to another business for storage (Resolution 2013-20). The City Council approved a rezoning from Transitional Rural Commercial (TCR) to Rural Commercial (CR) on December 21, 2020. Zoning and Land Use The site is guided Rural Service/Commercial and zoned CR. The site has an existing home, which is currently being remodeled for office space and several accessory buildings that will be used by the new business. Surrounding Properties The property to the north, east and south and west are guided Rural Service/Commercial and zoned TCR to the north and east and TCR and CR to the south. The property to the west, across County Road 116, is guided Rural/Ag Residential and is zoned Rural Residential. Agenda Item: 6d. Scherber CUP and Site Plan (21-007) 2 April 1, 2021 Natural Characteristics of the Site This is a developed parcel and there are no natural resources identified in the Comprehensive Plan. There are existing trees on the west portion of the site that are proposed be preserved. 3. Analysis of Request A. Level of City Discretion in Decision-Making The City’s 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 amendment. 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. Site Plan The request is for approval of a site plan and a conditional use permit to allow “Contractors Operations, including accessory outside storage” in the CR zoning district. The business includes two separate operations: 1) a demolition and excavating contractor and 2) a roll-off and hauling service. The core business hours are Monday – Friday from 6:30 am to 6:00 pm (office hours are 7:00 am to 4:00 pm). No new buildings are proposed to be constructed, but the northern most building and the existing garage will be removed. The existing home is being remodeled for an office, Shed 1 will be used for pick-up trucks and supplies and Shed 2 will be used as a maintenance facility as well as equipment and truck storage. Lot Analysis This is an existing lot of record with existing buildings. The existing home that is being remodeled as an office is a legal, non-conforming structure. It is non-conforming because the front yard setback is 78.6 feet where 100 feet is required from CR 30. The structure is allowed to remain at this setback, but cannot further reduce the setback. The proposed site would have a total impervious surface coverage of 27.6% where a maximum of 50% is permitted in the CR district. Scherber CUP and Site Plan (21-007) 3 April 1, 2021 Parking The plans show a nine stall aggregate parking area near the office, which complies with the number of stalls required for the office. Section 1060.060 of the Zoning Ordinance requires all parking areas to have a perimeter of poured, cast in place concrete curb and be surfaced with asphalt or concrete. The ordinance only provides an exemption for seasonal businesses in the CR district that operate less than nine months per year. Therefore, the City Engineer has included a condition that parking lot and the area outside of the defined storage areas be paved with curb and gutter (see graphic to the right). Landscaping The applicant’s landscape plan includes 24 coniferous and 6 deciduous trees plus 5 shrubs. The ordinance requires one overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater and one understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. In this case: a. The site perimeter is 2,782 feet, which would require 56 overstory trees and 93 shrubs. b. Staff estimates the building area as 9,000 sq. ft., which would require 9 trees and 30 shrubs. The applicant would be required to provide 26 additional overstory trees and 88 additional understory shrubs or the equivalent to meet basic requirements. These additional trees can be used to meet the outside storage screening requirements discussed below. Outside Storage The applicant indicates that they will generally have equipment out on site and will bring equipment back for maintenance and storage. There will be dumpsters on site, but they have a separate storage site in Shakopee. The new outside storage area behind the sheds is approximately 1.7 acres in size (250 ft x 300 ft). The area is proposed to be aggregate surface. The City has required storage areas to meet the minimum parking setbacks for the district. The proposed use complies. The Zoning Ordinance requires all exterior storage shall be located in the rear or side yard and be screened so as not to be visible from adjoining properties and public streets. The applicant is showing a six-foot high, 48-foot wide metal sheeting fence between Shed 2 and the east property line. There is no other screening of the storage area from the south proposed. Staff recommends that a fence be provided along south edge of the storage area to provide screening from County Road 30. Typically, industrial users like this have used chain link fence with slats to provide the screening, which works well for use with a gate between Shed 1 and 2, but other materials Scherber CUP and Site Plan (21-007) 4 April 1, 2021 could be used. This is similar to what would be found at Satellite Shelters (20050 75th Avenue), Blocks N Rocks (20010 75th Avenue) and Randall Construction (7241 County Road 116) where a screen fence encloses the entire storage area. Section 1060.060 of the code notes that planting screens are the preferred method of screening and the planting screen shall consist of hardy trees that will provide a minimum of 80 percent opacity year- round. Planting screens shall contain a mix of overstory and understory plantings and a mix of deciduous and coniferous materials. It also states that fences or walls may be used in conjunction with landscaping to provide screening. When required for screening, minimum of 80 percent opacity shall be provided. This typically requires a double row of conifers or a mix of landscaping and fencing. The plans show a mix of coniferous and deciduous trees on the east and west side of the storage areas, but no landscaping on the north. The proposed trees are planted approximately 20 feet on center, which is acceptable for typical landscaping but doesn’t appear adequate to screen the outside storage area. The City requires the screening out outside storage areas for two reasons: a. To screen the outside storage from public streets and adjacent uses and b. To control the outside storage area, so they do not expand without City approval. Screening must be added at the north side of the storage area. If the additional 26 overstory tree and 88 shrubs are provided around the east, north and west boundaries of the outside storage area and the screen fence on the south, the screening may be addressed. • The Planning Commission should discuss whether the proposed landscaping provides adequate screening of the storage area if landscaping similar to what is proposed on the east and west is provided on the north. • If not, the Planning Commission could recommend additional conifers to be added with a staggered planting or that a screening fence be added. Wetlands The applicant completed a wetland delineation for the site and received a Notice of Decision stating that there are no regulated wetlands on site. Streets/Access Hennepin County has reviewed the applicant and requests that the west access onto County Road 30 be removed and that the access be paved (to avoid tracking onto the County Road). The site has two existing accesses onto County Road 30. The City Engineer has indicated that the two curb cuts can remain as is, but if they are modified they must comply with the curb cut width and radius limits of the City Design Standards. Utilities The site will be served by the exiting well and septic. Scherber CUP and Site Plan (21-007) 5 April 1, 2021 Lighting The applicant is not proposing any new lighting on the site. Any new lighting must comply with Section 1060.040 lighting standards. Parks and Trails The Comprehensive Plan shows the existing County Road 19 off-road trail and the plans show the easement on this property. No subdivision is proposed; therefore, park dedication is not required. Stormwater Management The plans propose using the existing tile system for stormwater management. The City Engineer has reviewed the plans and notes that additional information for offsite tile is necessary. A separate pond/basin is required for the disturbed/developed area and the existing tile shall be routed around the new basin to prevent impact of neighboring properties. These have been included as conditions in the draft resolution. Sound Source Plan The applicant’s narrative notes that their equipment will comply with city noise standards and equipment will be upgraded with a white noise back-alarm. Conditional Use Permit The applicant is requesting a conditional use permit to allow “Contractors Operations, including accessory outside storage”. The intent of the district is to “provide a mix of neighborhood commercial uses and rural industrial, such as contractor’s yards and similar uses that do not require municipal water or sanitary sewer services”. This district is home to number of similar Corcoran businesses including Ebert Construction, Ess Brothers and Sons Inc. and Doboszenski & Sons. Section 1040.090, Subd. 4 of the Zoning Ordinance allows the landowner to request a CUP if they comply with the Conditional Use Permit standards in Section 1070.020 of the Zoning Ordinance. Specifically: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed use is consistent with uses anticipated by the Comprehensive Plan and does not impact the public facilities or capital improvement plans. The Comprehensive Plan states: “This area is intended to continue as a rural service area with commercial uses that may be maintained utilizing individual septic systems or approved alternative systems. This area is Scherber CUP and Site Plan (21-007) 6 April 1, 2021 not expected to have public sanitary sewer and water service within the 2040 planning period. This area will have less strict building and site development standards than other commercial areas to allow for contractors’ yards and similar uses. The area can provide a relocation opportunity within the City for businesses that would not typically locate in high land-value areas. Zoning regulations will be developed to address the minimum design standards and specific screening requirements for this unique land use.” This business would also address Goal 2, Policy 2 of the Economic Competitiveness chapter of Chapter of the Comprehensive Plan to recruit new businesses in appropriate locations. B. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community if the conditions of approval are met. The use is allowed within the CR district. C. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The new business is a conditional use in the CR district and conditions have been proposed to ensure compliance with ordinance standards. D. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. This is the type of business that the City anticipated when the CR district was created. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sewer and water are not available to the site, but private utilities would be provided. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. G. The conditional use and site conforms to performance standards as specified by this Chapter. Scherber CUP and Site Plan (21-007) 7 April 1, 2021 Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 4. Conclusions Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Zoning Plan and Zoning Ordinance and finds that the standards for a site plan and CUP to allow the development have been met. The proposed use is the type of use long envisioned for this area of the City and staff has included conditions to address outstanding issues. The conditions may result in changes to the site plan, but staff believes the issues can be resolved to move forward with the development. 5. Recommendation Move to recommend approval of the resolution approving the site plan and conditional use permit. Attachments 1. Draft Resolution approving Site Plan and Conditional Use Permit 2. Site Location Map 3. Engineer’s memo dated March 23, 2021 4. Hennepin County comments dated March 17, 2021 5. Applicant’s Narrative received March 22, 2021 6. T.Scherber booklet received March 11, 2021 7. Civil Plans dated March 16, 2021 City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 5 Motion By: Seconded By: APPROVAL OF A SITE PLAN AND CONDITIONAL USE PERMIT FOR THE PROPERTY LOCATED AT 23240 COUNTY ROAD 30 (PID 07-119-23-13-0003) (CITY FILE NO. 21-007) WHEREAS, T Scherber Demolition and Excavating (“the applicant”) is requesting approval of a site plan and conditional use permit to allow a contractor’s yard with outside storage in the CR (rural commercial) district on property legally described as follows: Attachment A WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit 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, subject to the following findings and conditions: 1. A site plan and conditional use permit are approved to allow for the construction of a building addition as shown on application and plans received by the City on February 9, 2021, and additional information received on March 11, 2021, March 16, 2021 and March 22, 2021, except as amended by this resolution. 2. The applicant must comply with the City Engineer’s memo dated March 23, 2021. 3. A conditional use permit is approved to allow for contractor’s yard with outside storage, subject to the finding that the applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been met. Specifically; a. The proposed use is consistent with uses anticipated by the Comprehensive Plan and does not impact the public facilities or capital improvement plans. The Comprehensive Plan states: “This area is intended to continue as a rural service area with commercial uses that may be maintained utilizing individual septic systems or approved alternative systems. This area is not expected to have public sanitary sewer and water service within the 2040 planning period. This area will have less strict building and site development standards than other commercial areas to allow for contractors’ yards and similar uses. The area can provide a relocation opportunity within the City for businesses that would not typically locate in high land-value areas. Zoning regulations will be developed to address the minimum design standards and specific screening requirements for this unique land use.” City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 5 This business would also address Goal 2, Policy 2 of the Economic Competitiveness chapter of Chapter of the Comprehensive Plan to recruit new businesses in appropriate locations. b. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community if the conditions of approval are met. The use is allowed within the CR district. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The new business is a conditional use in the CR district and conditions have been proposed to ensure compliance with ordinance standards. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. This is the type of business that the City anticipated when the CR district was created. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sewer and water are not available to the site, but private utilities would be provided. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g. The conditional use generally conforms to performance standards as specified by this Chapter and the has included conditions to ensure compliance with the performance standards. 4. The parking and access area between CR 30 and the outside storage area must be paved. Curb and gutter is required. 5. A revised stormwater management plan must be submitted for review and approval by the City Engineer. 6. The outside storage area must be screened from public streets and adjacent property to a height of six feet with a minimum opacity of 80% a. The plans must be revised to show how this screening will be provided and submitted for City review and approval. b. Landscaping, fencing or a combination shall be provided to provide the required screening from the south, north, east and west. 7. The applicant shall provide additional fence details for review and approval by the City. a. Material and dimension details should be provided for any planned fencing. b. Fencing over seven feet high will require a building permit. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 8. A revised landscape plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: a. An additional 26 overstory trees and 93 shrubs must be provided to meet the minimum of ordinance standards. 9. Drainage and utility easements as required by the City Engineer must be provided to the city in recordable form for review and approval by the City Attorney. 10. The developer shall enter into a site improvement agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 11. All signage must comply with ordinance standards. All signs require a permit in order to be constructed and will be reviewed at the time of permit submittal. 12. FURTHER, that the following conditions be met prior to beginning site work: a. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. b. Record the approving resolution and required easements at Hennepin County and provide proof of recording to the City. 13. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings have been corrected and is in compliance with the plans and specifications will suffice. 14. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 5 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 5 of 5 Attachment A The South 761.52 feet of the West 629.18 feet of the Southwest Quarter of the Northeast Quarter of Section 7, Township 119, Range 23, Hennepin County, Minnesota Hennepin County Property Map Date: 3/22/2021 Comments: 1 inch = 400 feet PARCEL ID: 0711923130003 OWNER NAME: County Road 19 Holdings Llc PARCEL ADDRESS: 23240 Co Rd No 30, Corcoran MN 55374 PARCEL AREA: 9.45 acres, 411,734 sq ft A-T-B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $418,000 TAX TOTAL: $5,802.74 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Residential HOMESTEAD: Non-homestead MARKET VALUE: $433,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, PE, City Engineer Steve Hegland, PE Project:T. Scherber Demolition and Excavation CUP Date:March 23, 2021 Exhibits: This Memorandum is based on a review of the Civil Site Drawings by Civil Engineering Site Design dated 3/11/21. An 11 acre existing parcel is proposed to be modified to Rural Commercial use. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the project is subject to additional planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. A wetland delineation was performed for the WCA process and it was determined that no WCA regulated wetlands are on site. 4. Stormwater management plan is required to receive approval from the City prior to submittal for the Elm Creek WMO process. 5. A stormwater Operations and Maintenance Plan is required. 6. County review process has resulted in attached email comments regarding access. Driveways Two driveway accesses currently exist connecting to County Road 30. Final plans shall show the following; 1. Driveway entrances shall be equal width as existing conditions, or 2. If modified, the driveway widths must meet current City standards. In either situation the radii shall meet City standards. Gravel Areas Gravel areas are acceptable with City Engineer approval. For this site, the requirements are similar to other rural commercial sites. 1. Bituminous is required for the area from the north edge of Existing Shed #2 towards County Road 30. This includes the parking stalls, both drive aisles, interior area between March 23, 2021 Scherber Demolition and Excavation Kevin Mattson Page 2 of 3 Existing Shed #1 and #2 and both entrances. See attachments and coordinate with City Engineer. 2. Curbing (concrete) is required and ribbon curb is acceptable. 3. Show contours, drainage direction and spot elevations for the bituminous area. Tile and Ponding The plans show drainage to the northeast, inflow from the west, a significant tile system with offsite discharge. Proposed conditions show utilizing the existing tile system. 1. Information for offsite tile is necessary. This includes discharge location, condition, diameter, etc. The adjacent parcel to the north is same landowner (County tax records) and the City can assist with coordinating access for the second parcel to the north if needed. 2. A separate pond/basin is required for the disturbed/developed area. a. Basin may be constructed in same area with a separate OCS connecting to existing tile if sufficient downstream information is provided along with providing easement or agreement for access for maintenance and repairs. b. Capacity analysis of the discharge tile is necessary to support site design. c. Overland EOF elevations shall be shown and offsite route identified. Easement or agreement for access shall be provided. d. City prefers a NURP pond with filtration shelf to meet the WMO water quality rules (if required). 3. Tile entering the property shall be routed around the new basin to prevent impact of neighboring properties. a. Existing onsite tile shall be removed or plugged. 4. Tile information shall be placed on a separate sheet with inverts, material, diameter and any other known features clearly shown. “Potholing” of existing tile may be necessary to obtain information. a. Identify the open 12-inch intake as shown in wetland report. 5. Show drainage and utility easements over all stormwater BMPs, tile, discharge routes, etc. Modeling City Modeling Guidelines are attached and a few items of note; 1. Use B soils in calculating composite CN for L44A map units. 2. No exfiltration allowed in modeling. 3. Use CN 98 for gravel and impervious areas. 4. The revised site design (as noted previously) will be reviewed with an updated model. 5.Updated site design will allow further review of flow rates to CR 30 ditch and conveyance capacity of the ditch. End of Comments March 23, 2021 Scherber Demolition and Excavation Kevin Mattson Page 3 of 3 ATTACHMENTS COUNTY ROAD NO. 19COUNTY ROAD NO. 30 C2 T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: LEGEND: SURVEY DATA NOTE: Stormwater Guidelines for Development March 2019 Issue Cities changing from rural to urban development are challenged by the additional stormwater generated due to construction of impervious surfaces, along with the offsite infrastructure, or lack thereof, to manage effectively. To standardize the modeling and review process, the guidelines below were created for efficiency. Note: A watershed approval is required per Elm Creek WMO rules, which also reviews flow rates, water quality and volume management. Modeling Watershed Information Provide an aerial photo of the development that includes the overall watershed and subwatershed boundaries Provide a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. Show any floodplain adjacent to project or within the project Show downstream water bodies and flow paths o Downstream flow paths and water bodies typically need to have elevations, inverts, and condition identified. Subwatersheds A HydroCAD model (typically used) has inputs that can vary by user. To minimize resubmittals, review time and effort, the following data shall be utilized. Electronic model shall be submitted Hydrologic Soil Group (HSG) shall be lowered one category due to the mass grading and compaction of the soils. For example, an existing B soil, shall be modeled as a proposed C soil (unless it remains undisturbed) Wetlands, filtration basins, and ponds shall be modeled at CN of 98 Identify peak rates for storm events and proposed shall be equal or less than existing rates. o Note: There are certain conditions where at City’s discretion the off-site conditions require a reduction in flow rate from existing rates. SWMM (i.e. EPA-, XP-, or PC-) models can be submitted for review, however these increase review time. Model Setup for Outlet Control Structures, NWLs and Infiltration The model’s flow control structures (OCS, culverts, etc.) shall match the construction plan information. During the plan and model review both may be modified and revised Individual detail plates are required for each OCS, and individual plates shall have inverts identified A pond or wetland NWL (and model starting elevation) shall be set at the constructed outlet control elevation. o No live storage shall be utilized below the controlling OCS elevation. o No live storage shall be used for filtration shelves on ponds below controlling OCS elevation 2 T:\2294-Corcoran\33-Pulte Homes\Stormwater Modeling Guidelines for Development.docx If a pond or wetland has an NWL (wet surface), infiltration shall not be used in flood routing. If a pond has filtration BMP causing drawdown below the NWL, this drawdown elevation shall not be used as the NWL for flood routing. (Filtration has a slower release time and during wet periods is not available as live storage). Construction Plans Catch Basins Street drainage shall be sufficient to manage the 10-year event Typical a CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly Three inches (0.25 feet) of head on a CB will inundate a street centerline (2% slope). Spacing is 200 to 250 feet using longitudinal street dimensions of 40 feet from road centerline to half the house footprint (assumes rear half of house drains to rear yard). Dimensions equal 10,000 SF. CBs may be required on both sides of ped ramps to capture flows Natural Drainage Features Waterbodies receiving urban drainage (wetlands, ditches, gullies) may need to have OCS installed, erosion protection, or reduced flow rates to allow the feature to function over the long term due to more consistent flows from increased impervious via development Offsite work may be necessary and City will assist with coordination, easements, etc. HWLs and EOFs The freeboard requirements are: o Low Opening is a minimum of two feet above the HWL o Low Opening is a minimum of two feet above the EOF EOFs shall be accurately shown and as builts are required. The highest point shall be the EOF (for example top of curb) since this is the controlling elevation o In certain instances, channel calculations of the swale may be required to show the EOF has capacity to manage estimated flow Overland EOFs are preferred, however if a second pipe serves as an EOF then modeling will include a 100-year event using the second pipe (EOF) as the only outlet (primary outlet plugged). Rear Yards Rear yards or swales less than 2% shall have draintile. Typically, every two to three lots will require rear yard CBs. Sump Connections Houses adjoining a wetland or pond do not need individual sump connection Others will have access to rear yard stormsewer. Offsite Impacts Adjacent Parcels City will review adjacent parcels (downstream and upstream) for impacts from volume, point discharge, etc. and may require off site improvements. City will assist in coordination of any off site work. Off site water quality improvement projects may be determined by the City for assistance with compliance with City’s TMDL approach of implementing improvements upon development. FEMA modifications may be necessary due to development and implemented by City. From:Jason D Gottfried To:Natalie Davis; Michael Pritchard; Kendra Lindahl, AICP; Kevin Mattson Cc:Ashley Morello; mgottschalk@ci.corcoran.mn.us; rburns@ci.corcoran.mn.us; Kent Torve; Matthew A Bolterman Subject:RE: [External] Distribution #21-007 Scherber Site Plan and Conditional Use Permit Date:Wednesday, March 17, 2021 7:16:39 AM Hello all, Our plat review committee discussed this proposal yesterday (03/16), and recommend thefollowing considerations in your team’s review:Recommend single access point at southeast corner of site (remove westerly wraparounddriveway)With potential for more significant intersection control (CSAH’s 30, 19) in the future(forecasted ADT growth, crash history, etc) need to plan for this to be single accesspoint for any and all further subdivision/redevelopment as well (industrial park) thatmight occur at the cotnerPlan for internal street connectivity guided to this single access pointGravel/rock driveway should be paved (need to avoid tracking onto county road) · Right-of-way needs will need to be further studied should they re-plat in future Thank you for the opportunity to review and comment. Please let me know if I can clarify anyfurther, or you would like to discuss in detail Jason Jason Gottfried Transportation Planner Transportation Planning Office: 612-596-0394 Cell: 612-719-8073jason.gottfried@hennepin.usHennepin County Public Works1600 Prairie DriveMedina, MN 55340(working remotely) From: Natalie Davis <ndavis@corcoranmn.gov> Sent: Thursday, March 11, 2021 11:32 AM To: Michael Pritchard <MPritchard@corcoranmn.gov>; Kendra Lindahl <klindahl@landform.net>; Kevin Mattson <kmattson@ci.corcoran.mn.us>; mgottschalk@ci.corcoran.mn.us; rburns@ci.corcoran.mn.us; Kent Torve <ktorve@wenck.com>; Matthew A Bolterman <Matthew.Bolterman@hennepin.us>; Jason D Gottfried <Jason.Gottfried@hennepin.us> Cc: Ashley Morello <Ashley.Morello@hennepin.us> Subject: [External] Distribution #21-007 Scherber Site Plan and Conditional Use Permit Please find attached the plans and narrative for T Scherber’s Site Plan & Conditional Use Permit request. This project is scheduled for Planning Commission review on April 1, 2021. We ask that you please provide comments no later than March 22, 2021. Thank you, Natalie Davis Planner City of Corcoran 8200 County Road 116, Corcoran, MN 55340 www.ci.corcoran.mn.us ndavis@corcoranmn.gov Direct: 763-258-4272 Main: 763-420-2288 City of Corcoran - A Hidden Gem Waiting To Be Discovered ***CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments.*** Disclaimer: If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly permanently delete this message from your computer system. Project Narrative T Scherber Demolition and Excavating Amendment to Conditional Use Permit We are submitting an application for a new Conditional Use Permit for the property located at 23240 County Road 30, Corcoran, Minnesota. The existing CUP allows for home occupation with contractor’s storage inside existing accessory buildings on the property. The existing CUP restrictions include: • Outside storage of any vehicles, equipment of supplies shall not be allowed. • No exterior parking for employees. There is an exception for parking in the accessory building during operating hours. • Any changes to the site that relate to the commercial operation shall require a rezoning Rural Commercial (CR), site plan approval, and any other permits as required. REQUEST We are requesting a new CUP to transition this property to a contractor's yard with both indoor and outdoor storage including employee parking, similar to neighboring business’s (Doboszenski, Ess, Ebert, Corcoran Public Works Building). It is our understanding that our intended use for the property is in line with what the city has in mind for this area. The property would not be open to the general public. INTRODUCTION Before we define the nature of our request we felt it was important to introduce ourselves and our business to you. We have attached a brochure that goes through our experience, our mission and values, and some of the work we have done and recognition we have received. Through Quality Work, high safety standards, and a clean site presence we have earned the trust of top contractors in the area. Our goal is to apply the same principles we maintain on the job-site at our new headquarters and to become outstanding citizens in the City of Corcoran with a reputation of cleanliness and compliance. ABOUT OUR BUSINESS & OPERATIONS Currently, we operate from three locations; at a Rogers location we store trucks and job materials, at our Medina location we have an outdoor storage space for 3-5 dumpsters, and we lease an office space in Corcoran with 3 office spaces. Our goal is to relocate all operations (offices, materials, trucks and equipment) to this location. We are a full service demolition & excavating contractor and we also provide roll-off and hauling services in the residential, commercial, and public sector. We are open Monday - Friday. Our yard hours of operation are 6:30am - 6 pm. Office hours 7am - 4pm. We have 8 staff members. 3 Drivers, 2 Operators, 1 laborer, 2 office staff.. Our team is extremely experienced in their respective roles and maintain a clean driving and OSHA record in order to work with us. Each staff member takes personal responsibility for the cleanliness of their trucks and the machines they run. Our fleet consists of 2 Roll-Off Trucks, 1 QUAD, 4 Excavators, 3 Bobcats, 3 Pickup trucks. Our trucks typically are idling at 6am and leaving the property at 6:30am. The trucks return between 4 and 7pm.SOUND CONTROL PLAN: we will be operating all equipment and trucks within city noise ordinance and upgrade all equipment to white noise back-up alarm. The machines are typically always out on a job-site and transported directly from one job-site to the next. Occasionally we will bring equipment back to our yard for general maintenance or storage. Additionally We have 75 dumpsters that are typically always on a job-site and when not in use are stored at Dem-Con Landfill in Shakopee. For logistical reasons we do try to keep a few empty dumpsters at our yard. PROPERTY REZONE AND IMPROVEMENTS The property was recently re-zoned to Rural Commercial “CR” in December 2020. Our proposed use of the land and existing buildings is compatible with CR zoning of the property as it provides for contractor’s operations as a conditional use. Our improvements to the site will occur over time and we will submit separate applications for site improvements with site modification details. Initial site improvements are indicated on Site Plans dated 03/10/2021 showing the following: 1) Existing home is to be lightly remodeled to function as the office with site improvements to provide office employee and visitor parking. a. We are proposing to remove the small homestead garage to create employee parking lot 2) Remaining accessory buildings are to remain and be utilized by the business for equipment and materials storage. 3) Temporary aggregate surface to accommodate business operations, equipment staging, materials staging, and employee parking. 4) Excavate on site to expand existing on-site depression to increase site drainage storage/volume capacity. Existing drainage patterns remain. BUILDING USE As stated above the homestead will be transitioned to an office for 2-3 office staff. Restroom will remain and be accessible to field and office staff. Bedrooms will be transitioned to offices. None of the buildings will be open to the general public. Shed 1 as noted on the site plan will be for pick-up trucks and standard garage supplies as well as project supplies. Shed 2 will be used for equipment and truck storage as well as general maintenance. Proper fire / safety plans will be posted in all buildings. Appropriate Exit signs and extinguishers will be installed. OUTSIDE STORAGE & SCREENING We have proposed an outdoor storage area behind Building 1 & 2. The outdoor storage will consist of several pieces of equipment and job materials standard to a contractor's yard. The pad will initially consist of washed rock (no fines) to minimize debris on County Road 30. Outside storage will be fully screened with vegetation along the west and east side similar to Doboszenski & Sons (Picture Below). This is a continuation of an existing treeline which we feel will be visually appealing. Please refer to C5 for a detailed landscaping plan. Additionally, a screening fence made of solid metal corrugated sheathing and 2x6 treated wood. The fence is 6ft high 48ft wide fence will be installed on the east side of building 2 to the setback to create additional screening to county road 30. Fence is shown on C1 & C5. Please see the following picture from Randahl Construction for visual on style. We understand that curb appeal affects our reputation that is why all exterior storage will be behind Building 1 & 2 and properly screened similar to other contracting businesses in the neighborhood. We will maintain a clean and respectable view from the street. We are not proposing additional lighting at this time and feel the current exterior building lighting is sufficient for proposed use. IMPACT ON TRAFFIC & ADJOINING PROPERTIES Our impact on the traffic will be similar to the previous owners and renters (kothrade excavating). The property previously had 2-3 family members in and out of the house and 6 Quad trucks in and out of Building 2. The adjoining properties to the north, east, and west, are currently farmlands or pasture. The property to the south is fully screened with trees. Farmlands are currently guided for commercial use. IMPACT ON ENVIRONMENTAL, SEPTIC SYSTEM, WELL Wetland Delineation was completed and it was confirmed that there is not wetland on the property. C2 shows the approximate location of existing drain tile to handle runoff. We will be expanding the low area and adding capacity for potential excessive water. There will not be any environmental impact to the existing septic system and well which is updated. FUTURE EXPANSION PLANS We have grown steadily as a business over the last several years adding 1 piece of equipment and 1 staff member each year. We do anticipate to continue that steady growth over the next few years and have been thoughtful in this plan to accommodate doing so in a visually appealing manner. Long term we could see this corner being developed into an industrial park depending on what the surrounding properties do. We feel that is too far ahead to plan for at this time and would like to focus on how we intend to use the property now and in the near future. If we develop we plan on full transparency for any future stages or developments. We sincerely appreciate your consideration to consolidate and grow our business in your community! :) ABOUT: T.SCHERBERA SPECIALTY CONTRACTOR YOU CAN COUNT ON — ALWAYS. T.Scherber is a full-service, diversified contractor providing an array of earthmoving services and waste management solutions to builders, developers, and general contractors in the Twin Cities. Established in 2009 as a roll-off and hauling company with one dumpster and one truck. We expanded into the demolition and excavating sector in 2013, adding one excavator and skid steer to the fleet. Since then, we’ve expanded our fleet and equipment to five excavators, five skid steers, three compactors, a dozer, and four quad axle dump trucks run by an extremely talented team of union operators and drivers. Over the last five years, T.Scherber has become a trusted excavation contractor in the high-end custom residential and over the last year in the light commercial sector. A few commercial projects we’ve recently supported with excavation, utilities, and sewer & water are the “51st & France” Building, Sheldon Place Town home Villas, Medina MotorAutoPlex, and the Rogers Tennis Court Facility for Rogers Public Schools. We also provided Demolition & Site Work at the BP Gas Station for the City of Long Lake and for two historic sites, including the Pillsbury Mansion. We’re extremely proud that the footprint of our work is at the foundation of over 30 homes on the shores of Lake Minnetonka. Demolition of a 21,000 ft2 Mansion Site work, soil correction, foundation, sewer and water for a new 13,000 ft2 home. WOODLAND, MN | JOHN KRAEMER & SONS Wetland Restoration Site work, soil correction, foundation, sewer and water, along with restoration of natural wetland. MEDINA, MN | NORSON Trevor Scherber (952) 292-9633 trevor@tscherber.com HEAVY EQUIPMENT OPERATOR | 15 years Excels in array of equipment including excavator, dozer, skid steer. Read grade, surveys, laser set up. Trains all of employed operators. FOREMAN | 6 years Skilled on-site management, leading operating crews, and quality control for the customers. Currently runs three full-time crews and coordinates all site materials. ESTIMATING | 6 years Proficient in cost analysis, takeoffs, and assessing T&M for jobs up to $250K. Bidding was awarded $1.9 million dollars of work in 2020. FLEET MANAGEMENT | 10 years Knowledgeable in equipment purchasing and maintenance. Expanded the fleet to include five excavators, five skid steers, etc. Oversees a team of mechanics and welders. FINANCE | 10 years Majored in Accounting at University of Minnesota Missy Scherber (952) 300-5876 missy@tscherber.com www.linkedin.com/in/missy-scherber-41224a7a PRESIDENT | 6 years Provides strategic planning and vision for the business. Oversees business operations and upholds company core values and mission. Provides professional public presence on behalf of the company to customers, associations, and the union. Implements up-to-date knowledge of the industry and leads the business through necessary changes and adaptations. Overseeing accounting and purchasing department BUSINESS DEVELOPMENT | 6 years Developed, represented, and expanded the T.Scherber brand to the current status. Responsible for an average 45% growth rate. Manages all proposal coordination and delivery PERMITTING | 6 years Manages all permits and certifications for individual jobs and overall business operations “Model of Compliance” approach to permitting HR / DIVERSITY | 4 Years Development of employee handbook and online onboarding portal. Developing an “Inclusive & Diverse” recruitment and retention strategy. SAFETY DIRECTOR | 4 years Works with OSHA consultant to ensure jobs are performed safely PHILANTHROPY | 15 years Eight year career as a Major Donor Officer for non-profit organizations before leading a construction company. Attended the United Nations Summit on “Innovative Philanthropy and Social Entrepreneurship.” CAPABILITIES: CORE VALUESA FULL SERVICE APPROACH FROM START TO FINISH. Our projects are handled with our core values of safety, service, and support in mind during every phase of the project. We strive to maintain the following commitments in everything we do: DEMOLITION • LEED CERTIFIED • Sustainability Consulting • Utility, Gas, Sewer and Water Disconnects • Asbestos Testing & Abatement • Complete Tear Down & Removal More Recycling, Less Landfill ENVIRONMENTAL • Drainage Ditches • Retention Ponds • Soil Stabilization • Land Reclamation • Storm Water Management EXCAVATION • Residential and Commercial Foundations • Piling and Shoring • Site Utilities • Sewer and Water • Test Pits and Trenching • Septic Systems INDUSTRIAL & HAZARDOUS HAULING With our HAZWOPER certification, we are able to contain, haul away, and dispose of industrial waste and chemically impacted soil―as well as debris from landfill clean-ups and roadside spills― to MPCA approved campuses. CAPABILITIES: DEMOLITION + EXCAVATINGA JOB WELL DONE FROM THE GROUND DOWN. STRICT SAFETY STANDARDS Site safety is the very essence of what we do. We conform closely to OSHA standards of safety with site checks and posted signage, and this year we’ve also implemented a rigid covid-19 protocol, taking temps and wiping down vehicles. EXPERIENCED FIELD TEAM We ensure that everyone in the team is experienced in their trade and offer further training to strengthen the skill sets and support the careers of our employees. SOLUTIONS ORIENTED We think “good enough” is never good enough. There’s always a better way to get something done, and we strive to implement modern solutions to solve our customer’s problems. EXCELLENT CUSTOMER SERVICE TECHNOLOGY FORWARD CLEAN SITE PRESENCE Union Contractor We’ve been a member of the Local 49 since 2016 and are building a strong partnership with their workforce development initiatives including “Women Who Operate”. DOING DIRTY JOBS DIFFERENTLY. “INTEGRITY IN CONSTRUCTION” IS A PERMANENT FIXTURE OF OUR LOGO FOR A REASON. We aim to reshape the waste and earthmoving industry and set the new standard. Over the years our passion has been “Doing Dirty Jobs Differently,” with integrity. To us, “Integrity in Construction” means holding the highest standards for the work we do on-site, while also maintaining strong principles in the way we manage business off-site. From our safety practices and the relationships we maintain with cities― right down to the foundational support we provide contractors and our local community―we strive to do a better job, in a more diverse way. Breaking Ground and Breaking the Mold through Innovation and Technology T.Scherber is a young forward thinking business that understands the value of using tech and cloud based collaboration to provide top notch service and management. In addition to updating our fleet to have GPS capabilities, we’ve integrated our processes with the cloud to streamline just about everything we do. We’ve found that field and customer communication has improved dramatically through innovative software being created and constantly updated for the earthmoving industry. “Medina Villas” Development Site work, soil corrections for development, foundation, drain tile, sewer and water for 19 homes. MEDINA, MN | CHARLES CUDD For more information on the tech we use, and how to download and use them: TSCHERBER.COM/TECH CAPABILITIES: ROLL-OFFS + HAULINGCOMPLETING THE (RE)CYCLE. Timely deliveries and on-site service, second to none. T. Scherber takes great pride in handling all of your disposal needs by providing simple, sustainable, up-to-date solutions for commercial contractors in the Twin Cities. We’re a competitive, reliable, dumpster rental company with a customer service advantage. We’re extremely proud that our drivers are lead and trained by a woman, Deb Cole. She’s an industry veteran who joined the team to help expand the female representation in the field. Deb is passionate about customer service and helping more women get into the industry. She was told “no, you can't” early on in her career, and hopes to one day tell a team of women and minority drivers, “yes, you can!" Project Highlight: Demolition Dumpsters A core part of the dumpster business since the very beginning has been hauling demolition debris. We started as “Scherber Roll-Offs” and focused on supporting excavation contractors with this service. We’re developing a specific “Demolition Site” training for our drivers and hope to support our CPP Excavation Contractor exclusively with our hauling services. Deb Cole LEAD DRIVER HOUSING FIRST “RISING STAR” NOMINATION Missy Scherber was nominated for the “Rising Star,” an award that honors emerging leaders. Rising Stars exemplify leadership qualities, represent excellence and show a dedication to activities which build industry relationships and promote professional development. T.S. SUPPORTS MUCA’S “DAY OF THE DOZER” We have donated our time and services to this community event that raises money for Children’s Hospital MN. USA TODAY BUSINESS & TECH FEATURE “WOMEN IN THE TRADES” Missy Scherber was featured for the community she has built online to support women in the construction industry, and discusses how critical diversity is as a vital part of daily hiring and business practices. HOUSING INDUSTRY NEWS “HOUSING FIRST MEMBER HELPS WITH CLEAN-UP” Article featured T.Scherber’s support for Minneapolis in their efforts to clean up after 2020 BLM-related riots in the third precinct by donating dumpster service to a Lake Street non-profit Urban Ventures. GRADING & EXCAVATING MAGAZINE PROFILE: TREVOR SCHERBER This article highlights why Trevor started the business, his partnership with Missy, and how he combined an “old school” work ethic inherited from his father with new approaches in technology and innovation to experience growth. CATERPILLAR™ “CUSTOMER STORY” FEATURE Caterpillar’s Global Marketing team dedicates a month long feature of T.Scherber with a series of blog boats on their official site and a 4 part video series on their YouTube Channel. “TOP 100 WOMEN” AWARDS MISSY SCHERBER Global Award for industry leaders who make a strong contribution towards the construction industry becoming a better place for women to work. EARTHMOVERS MAGAZINE UK “HUSBAND AND WIFE CAT FANS ARE THE DREAM TEAM” Article highlighting recent Caterpillar “Customer Story” feature, Missy and Trevor’s work ethic, and commitment to building a better, more diverse industry. ABOUT: WOMEN OWNED WE CAN DO IT WITH DIVERSITY. 2020 proved to be a milestone year for us: we were awarded our WBE, MBE, and SBE status. Our hope with these certifications is to transition T.Scherber’s services into the public, federal, and larger commercial work spheres. We want our work to be at the foundation of the buildings the community counts on every day. It’s been rewarding to see both private and public workplaces begin to put a higher priority on inclusion and diversity—and we hope with these certifications to be a part of that. We have always had a deep sense of community service, sustainability, and inclusivity. Our goal is to have integrity towards the status we’ve been given by committing to diversity in everything we do. While this mission isn’t the road of least resistance, it’s part of our foundation; we embody these goals to make sure our business and hiring practices are diverse—and hold the same standards to the supply chains we work with. The changing face of a traditional industry. T. Scherber is woman-and-minority owned and operated. It’s another reason we’re different. By taking steps to defy the stereotypes, we’re forging new pathways for future generations of earth-movers and providing diverse role models and fresh points of view in an established and time-worn industry. COMMUNITYA SOLID FOUNDATION OFGIVING BACK. T. Scherber is committed to taking our standard of support beyond the construction site and into the community. We partner with several with our contractors and local and national non-profit organizations to support the individuals and families that need it most. Visit tscherber.com/charities for more information. Bring the whole family! We invite the community onto the worksite with family-friendly events that bring the neighborhood together to watch the transformation and to open up the world of construction to the next generation of earthmovers and shakers. Contact our office staff for information about the next family event (952) 452-2760 | office@tscherber.com 11415 Valley Drive Rogers, MN 55374 (952) 452-2760 TSCHERBER.COM HENNEPIN COUNTY SITE PROJECT LOCATION HENNEPIN COUNTY, MN SITE MINNESOTA T. SCHERBER DEMOLITION & EXCAVATION CORCORAN, MN S I T E County Road No. 19County Road No. 30 C0 S I T E T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: CONDITIONAL USE PERMIT PLANS CORCORAN, MN COUNTY ROAD NO. 19COUNTY ROAD NO. 30 C1 EXISTING ZONING PROJECT LOCATION T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: SURVEY DATA SITE PLAN NOTES GENERAL NOTES LEGEND: SITE DATA: EXISTING PROPERTY DESCRIPTION KEY NOTES: COUNTY ROAD NO. 19COUNTY ROAD NO. 30 C2 T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: LEGEND: SURVEY DATA NOTE: COUNTY ROAD NO. 19COUNTY ROAD NO. 30 C3 T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTES EROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES DESIGN CALCULATIONS SWPPP Designer: RESPONSIBLE PARTY Owner: T.SCHERBER DEMOLISHING & EXCAVATION Contractor: Manager: Trevor Scherber EROSION CONTROL QUANTITIES: TOTAL SITE DATA: PROJECT LOCATION EXISTING PROPERTY DESCRIPTION LEGEND: SURVEY DATA COUNTY ROAD NO. 19COUNTY ROAD NO. 30 C4 T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: LEGEND: DEMOLITION NOTES SURVEY DATA COUNTY ROAD NO. 19COUNTY ROAD NO. 30 C5 T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: C6 T. Scherber Demolition & Excavating CIVIL ENGINEERINGSITE DESIGN11415 Vally Drive Rogers, MN 55374 Trevor Scherber trevor@tscherber.com 952-292-9633 INDEX OF CIVIL SITE DRAWINGS: AGGREGATE SURFACE 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: T.J. Hofer through Kendra Lindahl, Landform DATE: March 24, 2021 for the April 1, 2021 Planning Commission Meeting RE: Rear Setback Variance for the Property located at 6433 Bluestem Circle (PID 36-119- 23-42-0032) (city file no. 21-010) 120-DAY REVIEW DEADLINE:June 12, 2021 1.Application Request Andrew and Pamela Krominga, the applicants, have requested approval of a variance to allow construction of a deck and four-season porch which would encroach into the rear setback. The porch and deck would be constructed with a varying setback from 15 to 22.4 feet from the lot line where 25 feet is required. 2. Context Level of City Discretion in Decision-Making The City’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. 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. Zoning and Land Use The property is in the Planned Unit Development (PUD) District and is guided Low Density Residential on the Future Land Use Map. The property is in the Ravinia development. Surrounding Properties The surrounding properties are also zoned Planned Unit Development (PUD) and guided Low Density Residential. Natural Characteristics of the Site The site is part of the Ravinia neighborhood. A Wet Prairie is shown on the City’s Natural Resource Inventory Areas and is directly behind the site. This wetland was delineated as part of the Ravinia development and is subject to the approved wetland buffers and buffer setbacks, which encroach into the north corner of the lot. Agenda Item: 6e. 6433 Bluestem Circle Rear Yard Variance (21-010) 2 April 1, 2021 3. Analysis of Request Variance The 0.27-acre parcel at 6433 Bluestem Circle was platted as part of the “Ravinia 3rd Addition” subdivision and final approvals were approved with Resolutions 2015-32 and 2015-33. The approved plat showed the required setback lines and included a footprint for a new house in compliance with the ordinance and PUD standards. The applicant states in the narrative that the restrictions of the lot were not clearly shown on the documents the developer shared with them. However, the building plans reviewed by the City on June 1, 2017 clearly show the building setbacks. The applicant is applying for a variance to construct a 14 ft. x 24 ft. deck and 14 ft. x 14 ft. four- season porch that will encroach into the rear setback. The approvals for the Ravinia development require a 25-foot rear setback. The applicant has requested that the deck and four-season porch be constructed with the following setbacks: • 15 ft. setback from the nearest corner of the four-season porch to the lot line • 16.3 ft setback from the furthest corner of the four-season porch to the lot line • 16.3 ft. setback from the nearest corner of the deck and • 22.4 ft. setback from the furthest corner of the deck. The burden of proof is on the applicant to show that all of the following variance criteria from Section 1070.040 Subd. 2(B) have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. The narrative from the applicant states that the practical difficulty in complying with the Zoning Ordinance comes from the design of the home. The doors are located at the rear of the home and the home is on a walkout lot that requires an elevated deck. The design of the home was selected by the applicant as one of the approved plans for the Ravinia development. Setbacks were established in the neighborhood to protect natural resources and to ensure a uniform and safe development. The developer and the landowner had a responsibility to ensure that the home fit on the lot and that with the door on the second level that a deck could be constructed to provide access. Staff finds that the home design selected by the applicant for this lot does not allow for a deck off the existing sliding glass doors. There is a practical difficulty in not allowing any structure from this door to the backyard. However, staff finds that the requested porch and deck is not the minimum action necessary to alleviate the difficulty. The four-season porch is an addition to the home and should meet the required setbacks. However, staff notes that uncovered decks are sometimes treated differently. The wetland buffer standards allow patios and decks to encroach six feet into the required wetland buffer setback. While this does not apply to this site, because it is a rear yard setback and not 6433 Bluestem Circle Rear Yard Variance (21-010) 3 April 1, 2021 buffer setback, staff believes it would be reasonable to allow a similar deck encroachment on this lot to allow access to the rear yard. 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. The applicant’s narrative states that the unique condition for this parcel of land is that that the lot is wedge shaped, has more width than depth, and that the lot backs up to a wetland. The applicant also states that the plans provided to them were not clearly marked compared to one given to a nearby lot. Staff does not believe this is a unique condition to the site. Two neighbors on the same cul- de-sac as the applicant have wedge shaped lots, that have more width than depth and that abut wetlands on the rear. This is a standard shaped lot on a cul-de-sac and exists throughout the City. Lennar offers many different home plans to fit the variety of lots in the development. The applicant states that the developer provided two surveys for separate lots with different levels of detail while the applicant was deciding between lots. While the developer should have made the lot restrictions clear during the design process, the style of home and lot selection were all choices made by the applicant. 3. That the granting of the variation will not alter the essential character of the locality. The narrative states that granting of the variance will not alter the essential character of the locality. Four season porches and decks are present in the neighborhood on many homes. However, staff finds that granting the variance will alter the essential character of the locality. The single-family home is consistent with the area but the encroachment into the setback are not consistent with PUD district standards. No other setback variances have been granted in this development. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The purpose of the PUD district is to allow for specific flexibility in exchange for specific requests by the City. The proposed variance is a large encroachment into the rear yard setback and is not in harmony with the purpose and intent of the Zoning Ordinance to maintain green space and usable back yards for single family homes. 5. The variance is consistent with the Comprehensive Plan. The Comprehensive Plan is established to guide future development within the city. The Comprehensive Plan does not identify any goals or implementation items that are achieved through the requested variance. The guidance for the Low Density Residential land use is to develop areas of the city within the MUSA. Additionally, residential development within or adjacent to environmentally sensitive areas will be guided as Low Density Residential to reduce development impacts to these areas. This encroachment into the setback is not consistent with the Comprehensive Plan. 6433 Bluestem Circle Rear Yard Variance (21-010) 4 April 1, 2021 With the findings given above, staff does not believe the variance criteria has been met. 4. Conclusions Staff finds that the variance standards have not been met. Lack of a 14 ft. x 14 ft. four season porch and a 14 ft. x 20 ft. deck is not a practical difficulty and recommends denial of the request. However, staff is sympathetic to the desire to have an entrance from the existing sliding door to the backyard. A smaller deck that minimizes the encroachment into the rear yard setback may be reasonable. Staff would support a six-foot encroachment into the rear setback for an uncovered deck, similar to the wetland buffer setback encroachment allowed by Section 1050.010 of the Zoning Ordinance. This would allow an approximately 11 ft. x 24 ft. deck. The Planning Commission must determine if the variance standards have been met. • If the Commission finds that the variance standards have not been met, they should recommend denial of the variance. • If the Commission finds that the variance standards could be met for a lesser encroachment, they may recommend approval of the variance and provide findings of fact to show how the variance standards have been met. Staff has prepared a draft resolution allowing approval of a variance to allow the deck (not the porch) to encroach up to six feet into the required setback. 5. Recommendation Staff recommends denial of the rear yard setback variance for 6433 Bluestem Circle. Attachments 1. Draft Resolution denying the Variance 2. Draft Resolution approving a Variance 3. Site Location Map 4. Engineer’s Memo dated March 23, 2021 5. Applicant’s Narrative dated February 12, 2021 6. Porch and Deck Exhibit dated February 12, 2021 7. Survey received February 12, 2021 8. Neighboring Lot Survey received February 12, 2021 City of Corcoran April XX, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 2 Motion By: Seconded By: DENYING VARIANCE FOR AN ENCROACHMENT INTO THE REAR SETBACK FOR THE PROPERTY LOCATED AT 6433 BLUESTEM CIRCLE (PID 36-119-23-42-0032) (CITY FILE 21-010) WHEREAS, Andrew and Pamela Krominga (“the applicants”) have requested approval of a variance to allow an encroachment into the rear yard setback to construct a four- season porch and deck an existing single family home on a 0.27-acre parcel legally described as: Lot 2, Block 3, Ravinia 3rd Addition, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the variance at a duly called Public Meeting and recommends denial, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a variance, subject to the following findings: 1. That there are no practical difficulties in complying with the Zoning Ordinance. The applicant has proposed a four-season porch and deck which would encroach into a rear setback. The design of the home was selected by the applicant and does not constitute a practical difficulty. Setbacks were established in the neighborhood to protect natural resources and ensure a uniform and safe development. The developer and landowner had a responsibility to ensure that the home fit on the lot and that the rear door on the home could be used. Staff finds that the door cannot be used, however, the proposed addition is not the minimum action necessary to alleviate the difficulty. 2. That the conditions upon which a petition for a variation is based are not unique to the parcel of land for which the variance is sought and were created by the landowner. The shape of the parcel and the orientation of the house on the lot are not unique. The applicant states that the developer provided two surveys for separate lots with different levels of detail while the applicant was deciding between lots. While the developer should have made the lot restrictions clear during the design process, the style of home and lot selection were all choices made by the applicant. 3. That the granting of the variation will alter the essential character of the locality. The single-family home is consistent with the area but the City of Corcoran April XX, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 2 encroachment into the setback are not consistent with PUD district standards. No other setback variances have been granted in this development. 4. The proposed variance would not be in harmony with the general purposes and intent of the Ordinance. The purpose of the PUD district is to allow for specific flexibility in exchange for specific requests by the City. The proposed variance is a large encroachment into the rear yard setback and is not in harmony with the purpose and intent of the Zoning Ordinance to maintain green space and usable back yards for single family homes. 5. The variance is not consistent with the Comprehensive Plan. The Comprehensive Plan is established to guide future development within the city. The Comprehensive Plan does not identify any goals or implementation items that are achieved through the requested variance. The guidance for the Low Density Residential land use is to develop areas of the city within the MUSA. Additionally, residential development within or adjacent to environmentally sensitive areas will be guided as Low Density Residential to reduce development impacts to these areas. This encroachment into the setback is not consistent with the Comprehensive Plan. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XX day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran April XX, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 3 Motion By: Seconded By: A RESOLUTION TO APPROVE A VARIANCE FOR THE PROPERTY LOCATED AT 6433 BLUESTEM CIRCLE (PID 36-119-23-42-0032) (CITY FILE 19-014) WHEREAS, Andrew and Pamela Krominga (“the applicants”) have requested approval of a variance to allow for a rear yard setback encroachment has been proposed for the property legally described as: Lot 2, Block 3, Ravinia 3rd Addition, Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the variance at a duly called Public Meeting and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a variance subject to the following findings and conditions: 1. The applicants have requested a variance for a four-season porch and deck to encroach into the required rear yard setback as shown on the application received by the City on January 26, 2021. 2. The City finds that the variance standards are not met for the variance as requested, based on the following findings: a. That there are no practical difficulties in complying with the Zoning Ordinance. The applicant has proposed a four-season porch and deck which would encroach into a rear setback. The design of the home was selected by the applicant and does not constitute a practical difficulty. Setbacks were established in the neighborhood to protect natural resources and ensure a uniform and safe development. The developer and landowner had a responsibility to ensure that the home fit on the lot and that the rear door on the home could be used. Staff finds that the door cannot be used, however, the proposed addition is not the minimum action necessary to alleviate the difficulty. b. That the conditions upon which a petition for a variation is based are not unique to the parcel of land for which the variance is sought and were created by the landowner. The shape of the parcel and the orientation of the house on the lot are not unique. The applicant states that the developer provided two surveys for separate lots with different levels of detail while the applicant was deciding between lots. While the developer should have made the lot restrictions clear during the design process, the style of home and lot selection were all choices made by the applicant. City of Corcoran April XX, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 3 c. That the granting of the variation will alter the essential character of the locality. The single-family home is consistent with the area but the encroachment into the setback are not consistent with PUD district standards. No other setback variances have been granted in this development. d. The proposed variance would not be in harmony with the general purposes and intent of the Ordinance. The purpose of the PUD district is to allow for specific flexibility in exchange for specific requests by the City. The proposed variance is a large encroachment into the rear yard setback and is not in harmony with the purpose and intent of the Zoning Ordinance to maintain green space and usable back yards for single family homes. e. The variance is not consistent with the Comprehensive Plan. The Comprehensive Plan is established to guide future development within the city. The Comprehensive Plan does not identify any goals or implementation items that are achieved through the requested variance. The guidance for the Low Density Residential land use is to develop areas of the city within the MUSA. Additionally, residential development within or adjacent to environmentally sensitive areas will be guided as Low Density Residential to reduce development impacts to these areas. This encroachment into the setback is not consistent with the Comprehensive Plan 3. A variance to allow an uncovered deck to encroach six feet into the required 25- foot rear yard setback is approved, based on the following findings: a. There are practical difficulties in complying with the Zoning Ordinance. The placement of the building creates a nearly unusable rear yard. Additionally, the doors on the rear of the house must be connected to a structure be used. b. The conditions are unique to the land as the building that was constructed on the site was constructed 2.2 feet from the rear setback line. While the home choice was the applicant’s the platting and shape of the lot was the choice of the developer, the owner’s need some relief from the setback to access the rear yard from the existing door. c. The granting of this variance will not alter the essential character of the locality. The construction of an uncovered deck encroaching into the rear yard setback will not stand out or cause an obstruction to the view line around the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will not change the general purpose or intent of the ordinance, will not be a visible change to passersby and will allow the use of the rear doors on the existing structure. City of Corcoran April XX, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 3 e. The variance is consistent with the Comprehensive Plan which calls for Low Density Residential land to be used to develop areas of the city within the MUSA. Additionally, residential development within or adjacent to environmentally sensitive areas will be guided as Low Density Residential to reduce development impacts to these areas. f. Variance is approved to allow an uncovered deck to encroach six-feet into the required rear setback. The request for the four season porch, which is an addition to the existing home is denied. g. A building permit is required prior to construction of the deck. The new plans must show compliance with the approval for the deck only. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XX day of April 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director Hennepin County Natural Resources Map Date: 3/24/2021 Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 1 inch = 200 feet Legend FEMA Floodplains - 100 Year A AE FLOODPLAIN AH AO AE FLOODWAY Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 3611923420032 Address: 6433 BLUESTEM CIR, CORCORAN Owner Name: P KROMINGA & A KROMINGA Acres: 0.27 ¯ Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE City Engineer Project: B002294-20-502 Date: March 23, 2021 Subject: Krominga Variance Blue 6433 Stem Lane Public Infrastructure • The variance does not affect public infrastructure. End of Memo 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 16, 2021 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 complete. The following is a summary of project status for current, active projects: 1.Certificate of Compliance for the Orht property located at 20600 County Road 30 (PID 11-119- 23-23-0004) (city file no. 20-038). The request is to allow ground mounted solar on the residential property. The application is currently incomplete pending completion of the wetland review, but may be administratively approved if the ordinance standards are met. 2.Final Plat and Final Planned Unit Development for “Tavera” (city file no. 20-042). The application for the first phase of this development includes 33 single family homes south of the main entrance off County Road 116. The was reviewed at the Planning Commission on March 4th and City Council action is expected on March 25th. 3.Rezoning, Preliminary Plat and Preliminary PUD Plan for Cook Lake Highlands (PID 25-119-23- 14-0003) (city file no. 20-047). Trek Development has requested approval for a mixed use development with a senior co-op, market rate apartment, villa homes, day care and memory care. This item was reviewed at the Parks and Trails Commission on February 18th and a public hearing was held at the March 4th Planning Commission meeting. The applicant submitted a revised application on March 15th. The changes are significant enough that it will go back to the Planning Commission on April 1st, Parks and Trail Commission on April 15th and City Council action on April 22nd. 4.Wright-Hennepin Cooperative Electric Association request for Wetland Waiver, Preliminary Plat, Variance and Administrative Permit at 19835 Larkin Road. (PID 25-119-23-32-0001) (city file 20-048). The applicant has submitted a request for a new electric substation (an essential service) on the southwest portion of the site. The wetland waiver was approved by the City Council on January 28th. The preliminary plat, variance and administrative permit public hearing was continued from the February 4th Planning Commission meeting to February 18th. At the February 25th meeting, the City Council tabled the item to the April 22nd meeting as requested by the applicant. 5.Preliminary Plat and Variance for the Property located at 23020 Strehler Road (PID 17-119-23- 32-0003) (city file no. 20-049). Greg Franzen has requested approval of a subdivision to create three lots and a variance from the minimum lot frontage and private drive standards. The application is scheduled for a public hearing at the April 1st Planning Commission meeting and City Council action on April 22nd. 6.Interim Use Permit (IUP) for a Conditional Home Occupation License (CHOL) and Conditional Use Permit (CUP) to exceed the sidewall height at 23405 CR 30 (PID 07-119-23-42-0003) (city file no. 21-003). Jason Larson has requested approval of an IUP for a CHOL to allow auto detailing and a Agenda Item: 7a. MEMORANDUM 2 CUP to exceed sidewall height on an accessory building. The application was reviewed at a public hearing at the Planning Commission on March 4th and City Council review is scheduled for March 25th. 7. Conditional Use Permit, Variance and Site Plan for a new NAPA at 19905 75th Avenue (PID 26- 119-23-11-0040) (city file no. 21-004). Kinghorn Construction, on behalf of REH Auto LLC., has requested approval of a conditional use permit, variance and site plan for a new 16,400 sq. ft. building. The item was tentatively scheduled for a public hearing at the Planning Commission on March 4th, but was tabled to the April 1st Planning Commission meeting to allow the applicant to complete the plans. The application is scheduled for a public hearing at the April 1st Planning Commission meeting and City Council action on April 22nd. 8. Easement Vacation for Refuge at Rush Creek Wetland Mitigation Bank (PID 03-119-23-13-0002) (city file no. 21-005). Chris Rains has requested approval of an easement vacation and proposes new easements to be dedicated over a proposed wetland bank on the property. The application is scheduled for a public hearing at the City Council on March 25th. 9. Lot Line Adjustment for the Property located at 20420 Duffney Circle (PID 11-119-23-23-0004 and PID 11-119-23-31-0005) (city file no. 21-006). Shawn and Michele Tharp have requested approval of a lot line adjustment. The application will be administratively approved. 10. Conditional Use Permit and Site Plan for the Property located at 23240 County Road 30 (PID 07- 119-23-13-0003) (city file no. 21-007). Trevor Scherber has requested approval of a conditional use permit and site plan approval to operate a business at 23240 County Road 30. The application is scheduled for a public hearing at the Planning Commission on April 1st and City Council review on April 22nd. 11. Meadow Trails 2nd Addition Preliminary Plat, Final Plat and Variance (PID 35-119-23-12-0002) (city file no. 21-009). Lennar has submitted a request for a subdivision to create two outlots for the Dempsey property. This property has preliminary plat approval as part of the Tavera project, but the applicant is requesting approval to allow the property to be split in two outlots to allow them to purchase the property in two phases. The applicant has filed an exempt lot split at Hennepin County. Therefore, this application has been withdrawn. 12. Variance for a deck and porch at 6433 Bluestem Circle (PID 36-119-23-42-0032) (city file no. 21- 010). Andrew and Pamela Krominga have requested approval of a variance from the rear yard setback requirements to build a four-season porch and deck on their new home in the Ravinia development. The application is scheduled for the April 1st Planning Commission meeting and City Council action on April 22nd. 13. KMM Land Development, LLC request for Site Plan, Conditional Use Permit and Variance at 23405 CR 10 (PID 18-119-23-12-0001) (city file 21-012). The applicant is requesting approval to allow a new office with storage yard for their construction company. This request is similar to the ComLink operation that was approved on this site but never built. Staff is reviewing the application for completeness. If deemed complete, the request would be scheduled for the May Planning Commission and City Council meetings. The following projects were recently acted upon and will be closed out: 1. *Final Plat for the Property located at 23825 Tessmer Road (PID 07-119-23-22-0001) and 10005 CR 19 (PID 07-119-23-21-0002) (city file no. 20-043). The applicant is requesting final plat approval for the subdivision which will create three lots and one outlot. The item was approved by the City Council action on February 25th. 2. *Preliminary Plat and Final Plat for “Hunters Place 2nd Addition” at 10110 CR 116 (PID 12-119- 23-22-0001) (city file no. 20-044). The City is requesting approval of a subdivision to create two lots – one for the existing Lother home and one for the new city well site (an essential service). The public hearing was continued from the February 4th Planning Commission meeting to February 18th and the City Council approved the request on February 25th. MEMORANDUM 3 3. *Interim Use Permit for an Accessory Dwelling Unit at 6330 Snyder Road (PID 35-119-23-43- 0002) (city file no. 20-045). Kevin Henn has requested approval of an accessory dwelling unit in an accessory building. The public hearing was continued from the February 4th Planning Commission meeting to February 18th and the City Council approved the request on February 25th. 4. *Variance for a front yard setback reduction at 20795 Larkin Road (PID 27-119-23-41-0013) (city file no. 20-046). Nate Kariniemi has requested approval for a setback variance for construction of a new home on a lot he recently subdivided. The item was continued from the February 4th Planning Commission meeting to February 18th and the City Council denied the request on February 25th. 5. *Concept Plan Review for a New Warehouse / Storage Facility at 22400 State Highway 55 (PID 32-119-23-44-0001) (city file no. 21-002). Craig Scherber has submitted a request for concept plan review for a storage facility. The application was revised by the City Council on February 25th. 6. *Certificate of Compliance for an Agricultural Building at 21600 Larkin Road (PID 28-119-23-13- 0002) (city file no. 21-008). Ernie Mayers has submitted an application for a certificate of compliance for a new agricultural building. State law exempts buildings that are used solely for agricultural purposes from the building permit requirements, but not the zoning ordinance requirements. The application was administratively approved. Agenda Item: 7b. Page 1 of 3 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@corcoranmn.gov / Web Site - www.corcoranmn.gov MEMO Meeting Date: To: From: Re: April 1, 2021 Planning Commission Brad Martens, City Administrator City Council Report The Planning Commission last met on March 4, 2021. 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 11, 2020 Council Meeting • Planning Commission Annual Report o Chair Dean Jacobs presented to the Council; Council thanked the Planning Commission for all their efforts and provided support for their 2021 priorities • Parks and Trails Commission Annual Report o Chair Sharon Meister presented to Council; Council also thanked the Parks and Trails Commission for their efforts and provided support for their 2021 priorities • Code Enforcement Violation – Westside Tire o Reviewed current code violations and a proposed solution from Westside Tire; Council shared their general support for the idea which would require an ordinance amendment and approved site plan • 66th Avenue/Gleason Parkway Corridor Improvements - Accept Plans/Specs & Authorize Bids o Accepted plans/specifications and authorized bids as presented • Appraisal Report – City Center Drive & 79th Place Improvements Feasibility Study o Authorized staff to obtain appraisal reports on the properties of 7801 Maple Hill Road, 7900 County Road 116, 7916 County Road 116, and 7938 County Road 116, • Purchase Agreement Amendment – PID 12-119-23-22-0001 Page 2 of 3 o Approved the amendment and resolution authorizing closing on the property for the future well and treatment site • 2021 Mission, Vision, Values, Core Strategies, and Short-term Goals o Approved the mission, vision, values, and core strategies; directed staff to proceed with short-term goals and action steps • MS-4 Stormwater Permit Work Plan o Approved the stormwater work plan as presented • Work Session Schedule o Scheduled work sessions at 5:30 pm on March 25th, April 8th, and April 22nd; supported the idea of additional work sessions prior to the first meeting of each month • Charter Commission Appointment Process o Discussed the appointment process; Mayor McKee and Councilmember Nichols will complete initial review before Council appointment • K9 Program Update o Director of Public Safety Gottschalk provided an update and potential schedule for Zeke’s return to CPD • 2021 Assessment and Board of Appeal and Equalization Report o Council reviewed the Hennepin County Assessor summary report for Corcoran March 25, 2020 Council Meeting • Years of Service Award – Clyde Bechtold, 30 Years o Honored Clyde Bechtold for his significant years of service to the City of Corcoran • Resolution Honoring Jeff Dickman – Planning Commission o Approved the resolution honoring Jeff Dickman for his service to the City of Corcoran on the Planning Commission • Final Plat and Final Planned Unit Development Plan for Tavera o Tabled the item until the April 8th meeting at the request of the applicant in order to review stormwater items • Public Hearing – Easement Vacation for Fehn Meadows o Held the public hearing; approved the easement vacation as presented • Northeast Corcoran Water Supply Planning o Approved tasks T-1, T-3, T-4, S-1, S-2, and W-1 as additional areas of analysis for water supply planning • Full-Time Police Officer Job Offer o Authorized staff to extend an employment offer to Clay Decker for the position of Full-Time Police Officer • County Road Trail Feasibility Study o Authorized staff to seek funding from Hennepin County to complete the feasibility study as presented Page 3 of 3 • Charter Commission Appointment o Recommended appointment of Jonathan Coots, Daniel Bucholtz, Randall Ferrian, Gerry Tucker, Scott Gilyard, David Hakensen, and Meaghan Hibbard to the Charter Commission Attachments: None