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HomeMy WebLinkAbout2021-05-06 Planning Commission Agenda PacketCITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda May 6, 2021 - 7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Commissioner Introduction – Mark Lanterman 4. Agenda Approval 5. Open Forum 6. Minutes a.Minutes – April 1, 2021* 7.New Business - Public Comment Opportunity a.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 b.Public Hearing. Conditional Use Permit, Site Plan and Variance for D&D Service at 23405 County Road 10 (PID 18-119-23-12-0001) (city file no. 21-012) v.Staff Report vi.Open Public Hearing vii.Close Hearing viii.Commission Discussion & Recommendation 8. Reports/Information a.Planning Project Update* b.City Council Report* – Council Liaison Nichols c.Other Business 9. Commissioner Liaison Calendar City Council Meetings 5/13/21 05/27/21 06/10/21 06/24/21 7/8/21 7/22/21 Vehrenkamp Wu Jacobs Lanterman Shoulak Vehrenkamp 10. Adjournment Meeting Held Via Telephone/Other Electronic Means Call-in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 890 4295 5407 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: Join Zoom Meeting https://us02web.zoom.us/j/89042955407 OR visit http://www.zoom.us and enter Meeting ID: 890 4295 5407 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 cocomment visit: www.corcoranmn.gov CITY OF CORCORAN Corcoran Planning Commission Minutes April 1, 2021 - 7:00 pm The Corcoran Planning Commission met on April 1, 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 Wu, 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.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 No. 20-047). i.Staff Report – Planner Lindahl presented her staff report. Beth Hustad, the applicant, made a presentation of the changes made to their proposal to the Commission. ii.Open Public Hearing – Chair Jacobs opened the public hearing. Steve Mueller, 7474 Fur Lane North, commented on the favorable changes, concerns with the commercial uses within the PUD, nearby development in Maple Grove, concerns with the impervious surface and height of the Co-Op building, requirements in the Shoreland Overlay, environmental impact, and aesthetic appeal. He stressed the community goal of preserving rural character. James Kmiec, 7466 Fur Lane North, stated concerns about the impact to home values, the size of the buildings in relation to the site, tree preservation, honoring the shoreland height restrictions, and the environmental impact and aesthetic. He stated the site includes areas designated as valuable natural resources in the City’s 2040 Comprehensive Plan and the DNR designated Cook Lake as an environmental lake. iii.Close Hearing Motion made by Vehrenkamp, seconded by Shoulak, to close the public hearing. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). Agenda Item: 6a. iv.Commission Discussion & Recommendation – The Commission commended the applicant in their effort to quickly revise their proposal based on the feedback received as the previous public hearing. Further discussion included the height of the Co-Op, elevation and grading changes throughout the site, tree preservation, open space in the northwest corner, the two proposed flag lots, trail location and connectivity. The Commission discussed the minimum unit size, setbacks, the number of memory care beds, location and size of the villa building pads, retaining walls, driveways, parking, ability to add-on a deck/porch/patio, the ghost plat, neighboring development, mitigation pond maintenance, and park dedication implications. Final thoughts included preservation of Cook Lake, the 2040 Land Use Map, a rural entrance to Corcoran, commercial uses within a mixed residential designation, the mixed-use designation south of the site, and the rezoning and self-storage included with Bass Lakes Crossing South. Motion made by Vehrenkamp, seconded by Shoulak, 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). 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 – Planner Lindahl presented her staff report. ii.Public Hearing – Chair Jacobs opened the public hearing. Steve Rickson, 23110 Larson Road, stated concerns about past conversations with City representatives that indicated the roadway easement would be for a single driveway and the impact of increased traffic on Larson Road. Marilyn Rickson, 23110 Larson Road, believed they were misled about the potential for additional driveways on to Larson Road. Greg Franzen, the applicant at 23020 Strehler Road, explained the roadway easement was established in 1995 to accommodate the potential for further development. This area to be platted previously had one development right, but they were granted an additional development right in a recent update. He noted he is proposing two 10-acre lots when most lots in the immediate area are 5 acres. He expressed his desire to have a private driveway rather than a private road so that everyone owns and maintains their own driveway. Kaleb Kroman, 7765 Ranch View Lane North in Maple Grove, introduced himself as a prospective buyer of Lot 3. Expressed his support for either option of approval presented in the Staff Report. He shared his own experience with gravel roadways and completed research that indicates Larson Road can accommodate up to 4 more vehicles per day as a low-volume roadway. Ray Ehrlich and Eve Noehles, 23105 Larson Road, stated support for the development of the land. 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 discussed the roadway easement, the development rights program, tree preservation on west side of Lot 3, access to the proposed homes via a private drive, a similar lot width variance granted in Strehler Preserve, HOA requirement of a private drive, impact to the Ehrlichs to realign existing driveway to a new private drive, and the public safety requirement for turnarounds on roads longer than 150 feet. The Commission strongly recommended further consideration of how the Ehrlichs can be excluded from the new HOA and the cost to improve the private drive, in addition to re-evaluate how to accomplish the emergency vehicle turn-around. The Commission agreed on a hybrid option of the two options presented to allow the variance for lot width while not granting the variance regarding frontage along a private drive. Motion made by Vehrenkamp, seconded by Shoulak, to recommend approval of the modifications made to the draft resolution to approve the Preliminary Plat and Variance request for lot width and denial of the Variance request for frontage on a private drive. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). 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 – Planner Lindahl presented her staff report. ii.Open Public Hearing – Chair Jacobs opened the public hearing. Chuck Edwards, the applicant representative at 3334 207th Plane in East Bethel, introduced himself to the Commission for any questions. 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 discussed the proposed site plan, the driveway location, the proposed drive-thru for a future tenant, the path for semi-trucks, snow storage, turning radius, the bump out, landscaping and the sight visibility triangle, location of accessible parking spaces and the van loading lane, SE district design guidelines, the façade and signage along County Road 116, setbacks and constraints of the site, tree removal, the stormwater mitigation pond and maintenance, hardship qualifications, additional tenant spaces, color scheme, Hennepin County’s request for a roadway easement, and prohibiting a drive-thru tenant. Motion made by Vehrenkamp, seconded by Jacobs, to recommend approval of the draft resolution approving the Site Plan, Conditional Use Permit, and Variance for a new NAPA building at 19905 75th Avenue North. Voting Aye: Vehrenkamp. Voting Nay: Jacobs, Shoulak, and Wu. (Motion failed 1:3). Motion made by Shoulak, seconded by Wu, to recommend approval of the Site Plan and Conditional Use Permit and recommend denial of the Variance for the 16-foot setback based on the findings that the standards of the variance have not been met as the building could be smaller to avoid the need for a variance. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). d.TABLE TO THE MAY 6TH MEETING. 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 – Planner Lindahl explained the applicant’s request to table the public hearing for the May 6th meeting. ii.Commission Discussion & Recommendation – Motion made by Vehrenkamp, seconded by Wu, to table the Conditional Use Permit and Site Plan for T Scherber Demolition and Excavating on the property located at 23240 County Road 30. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). 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 – Planner Lindahl presented her staff report. ii.Public Comment Opportunity – Ryan Konrath, 6421 Bluestem Circle, the neighbor of the applicant, stated his support in allowing the variance and noted all the floor plans available within the development have similar depth. Andrew and Pamela Krominga, the applicants at 6433 Bluestem Circle, also addressed the Commission. Explained their flexibility in reaching a solution that adds value for their family as well as the limited information provided to them at the time of closing on their home. iii.Commission Discussion & Recommendation - The Commission discussed the communications between the property owners and Lennar, the size and width of the home, setbacks, potential analysis for denying the request and granting a variance for an uncovered deck encroaching 6 feet into the setback, measuring setback of a deck from structural posts versus overhang, a 4-season porch versus a screened porch, the presence of similarly situated parcels in Ravinia, establishment of a precedent, allowing a concrete patio beneath the deck, ability to landscape. Motion made by Jacobs, seconded by Vehrenkamp, 6433 Bluestem Circle to deny the requested variance and approve a variance to allow an uncovered deck and patio to encroach 6 feet into the rear-yard setback. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). 7. Reports/Information a.Planning Project Update – None. b.City Council Report – Council Liaison Nichols updated the Commission on progress regarding the residential ordinance as well as the resolution passed on March 25, 2021 to honor Commissioner Dickman. c.Other Business – None. 8.Commissioner Liaison Calendar City Council Meetings 04/08/21 04/22/21 05/13/21 05/27/21 06/10/21 06/24/21 Jacobs Shoulak Vehrenkamp Wu Jacobs Shoulak 9. Adjournment Motion made by Vehrenkamp, seconded by Shoulak, to adjourn the April 1, 2021 Planning Commission meeting. Voting Aye: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion carried 4:0). Meeting adjourned at 12:35 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®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: April 27, 2021 for the May 6, 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) 120-DAY REVIEW DEADLINE:July 9, 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). This CUP was very limited in scope and cannot be modified for this business use. A new CUP is required for T. Scherber. The City Council approved a rezoning from Transitional Rural Commercial (TCR) to Rural Commercial (CR) on December 21, 2020. The item was originally scheduled for the April 1st Planning Commission meeting, but the applicant requested that it be tabled to the May 6th meeting to allow them to meet with engineering to try to address some of their comments. 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. Agenda Item: 7a. T Scherber CUP and Site Plan (21-007) 2 May 6, 2021 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. 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. 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. This site would allow them to consolidate their Rogers, Corcoran and Medina locations in to this single new facility. The outdoor storage area shown behind the sheds will be used for materials and equipment and is much larger than the area needed to store the items indicated in the applicant’s narrative. The applicant indicates that this would allow for future expansion of the storage area. However, because the plans show the entire storage area today screening and stormwater management must address the submitted plans. 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 T Scherber CUP and Site Plan (21-007) 3 May 6, 2021 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. Parking The plans show a nine stall aggregate parking area near the office, which complies with the number of stalls required for the office. However, Section 1060.060 of the Zoning Ordinance requires all parking and drive areas 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 has included a condition that parking lot and the area outside of the defined storage areas be paved with curb and gutter (see the blue outline on the graphic to the right). Streets/Access Hennepin County has reviewed the application 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. The applicant’s plans do show removal of the western driveway as recommended by the County and show a paved access from County Road 30 the eastern shed. As noted previously, additional areas in front of the buildings/screening fence must be paved. 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. T Scherber CUP and Site Plan (21-007) 4 May 6, 2021 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 also have a separate storage site in Shakopee. The applicant has stated that employees will park in the shed. 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 as required by ordinance. 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 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 City 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, but the applicant would need to revise the plans to ensure compliance. • 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. T Scherber CUP and Site Plan (21-007) 5 May 6, 2021 • If not, the Planning Commission could recommend additional conifers to be added with a staggered row planting or that a screening fence be added on the north, east and west sides of the storage area in addition to the fencing required to be added on the south. 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. Utilities The site will be served by the exiting well and septic. 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. The applicant must obtain permission/acknowledgement of the off-site drain tile maintenance/repair that may be required. Compliance with the City Engineer’s memo has been included as a condition of approval 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. T Scherber CUP and Site Plan (21-007) 6 May 6, 2021 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 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 T Scherber CUP and Site Plan (21-007) 7 May 6, 2021 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. 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. The Planning Commission should provide direction on whether the entire outside storage area must be fenced or whether perimeter landscaping on the north, west and east is preferred. 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 April 26, 2021 4. Hennepin County comments dated March 17, 2021 5. Applicant’s Narrative received March 22, 2021 6. Supplement to narrative received April 28, 2021 7. T.Scherber booklet received March 11, 2021 8. Civil Plans dated April 20, 2021 City of Corcoran May 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 22, 2021 and April 20, 2021, except as amended by this resolution. 2. The applicant must comply with the City Engineer’s memo dated April 26, 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 May 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 County Road 30 and the outside storage area (generally the area in front of the sheds/screen fence) must be paved. Concrete curb 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. c.Fencing shall be added to screen the outside storage area and provide the boundary between the paved area and the gravel storage areas. City of Corcoran May xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 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. 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 (if required) 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 May 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 May 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran May 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 Natural Resources Map Date: 3/22/2021 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 PID: 0711923130003 Address: 23240 CO RD NO 30, CORCORAN Owner Name: LINDA KOHNEN Acres: 9.45 ¯ Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE, City Engineer Project: T. Scherber Demo and Excavating Date: April 26, 2021 Exhibits: This memorandum is based on a review of the plans with revisions dated 4/19/2021 by Civil Engineering Site Design. Comments: General: 1.Consistent with the review process, a 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 reviews, the project is subject to additional planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3.Wetland delineation was performed and it was determined according to WCA that no regulated wetlands exist on site. 4.Stormwater management plan is required to receive City authorization prior to submitting to the Elm Creek WMO. Driveways Two driveway accesses currently exist. 1.County regulates access. 2.One access is shown as being improved with bituminous to Existing Shed #2. 3.Second access is shown as being removed. Gravel Areas Gravel Areas are acceptable with City Engineer approval. For this site the requirements are similar to other rural commercial sites. 1.Bituminous required for entrances and parking. Additional bituminous is needed. 2.Curbing is required, a ribbon curb is acceptable. April 2021 D&D Preliminary Plan Review Kevin Mattson Page 2 of 2 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. Offsite Acknowledgement 1. Offsite permission/acknowledgement of drainage into tile and access rights for maintenance and repair are required. End of Comments 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! :) Project Narrative - Additional Information T Scherber Demolition and Excavating File 21-007 / 23240 County Road 30 April 27, 2021 We want to mention that we are presenting an interim plan for review. We will be transitioning the homestead into a small office (for employees only; no public) and adding a small-contractor yard behind the existing large exterior accessory building. The vehicle traffic is expected to be the same as the current CUP for Kothrade. After reading Kendra’s report and seeing all of the requirements / changes that were called out we requested a meeting with City Staff and Engineers. On Tuesday, April 13 we had a meeting with Kevin Mattson with the City of Corcoran and Kenton Torve with Wenck to come up with a more cost effective interim stormwater plan. It was suggested that the condition of the current drain tile be televised. If the drain tile is in good condition and if an agreement was made with the neighbor that Scherber’s would accept responsibility should repairs be needed in this interim phase. It was agreed that no immediate or extensive stormwater / sewer update would be necessary. Later that same day we met with Kendra Lindahl & Brad Martens to communicate the storm sewer recommendations and to further communicate the financial hardship additional screening and an asphalt pour would be. We were assured these were recommendations and would be at the discretion of the City Council. We are again asking for minimal financial impact until we present a final plan. Our plan is to move into and use our new headquarters / facility for a few years before proposing a final plan to develop this site. This is when we feel big updates to storm sewer, asphalt, heavy screening will be appropropriate. Because we are presenting an interim plan and due to Covid-19, we need to keep entry costs to this property low. We have had productive meetings with City Staff, City consultants and the Mayor this month. In speaking with the Mayor we learned the City of Corcoran is working to build better partnerships with small businesses. We hope the City Council can support our interim proposed plan and allow a phased approach for anything discretionary (screening, paved entry, etc.) considering we have spent over $25,000 just to get in front of the Council. Respectfully, Trevor & Missy Scherber 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 BITUMINOUS PAVEMENT 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: April 29, 2021 for the May 6, 2021 Planning Commission Meeting RE: PUBLIC HEARING. D&D Service Site Plan, Conditional Use Permit and Variance for the Property located at 23405 County Road 10 (PID 18-119-23-12-0001) (city file no. 21-012) 120-DAY REVIEW DEADLINE:July 14, 2021 1.Application Request The applicant has requested approval of a site plan, a conditional use permit and variance to allow a new office building and outdoor storage yard. The building will house office space and vehicle maintenance bays. A conditional use permit is required as the proposed use, Contractors Operations, including accessory outdoor storage, is a conditional use in the CR (Rural Commercial). The applicant has also requested a variance for the project. The variance is to allow an outdoor storage area in the front yard where the Zoning Ordinance allows them in the side and rear yard. 2.Context Zoning and Land Use The site is guided Rural Service/Commercial and zoned CR (rural commercial). The site has an existing home, which would be removed as part of the development. Surrounding Properties The properties to the north and west are guided Rural Commercial and zoned CR or TCR (transitional rural commercial. The properties to the south and east are guided Rural/Ag Residential and zoned RR (Rural Residential). Natural Characteristics of the Site There are a number of smaller wetlands located on the northeast portion of the site. The site has a few trees located near the existing home. All the trees are proposed to be removed with the development of the site. Agenda Item: 7b. D&D Service CUP, SP and Variance (21-012) 2 May 5, 2021 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. 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 is for a new building that will house the D&D Service operations along with an outside storage yard for construction vehicles and telecommunication equipment for the business. Design Guidelines/Architecture The building is not subject to the building standards in Section 1060.050 of the Zoning Ordinance because it is located in the CR zoning district. The plans show a 21-foot tall building with prefinished metal panel siding and fiberboard siding as the primary building finishes with a cultured stone band on the front elevation. The building is limited to 50% of any elevation having metal siding. The southern building elevation exceeds the 50% allowed and will need to be revised. The materials show a single color for the primary building material with accent provided on the roof line and through the cultured stone on the building. Mechanical equipment locations are not shown on the plans, but must comply with Section 1060.030 of the Zoning Ordinance standards. 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. Lot Analysis Lot standards for the CR district are as follows: CR Standards D&D Service Site Minimum lot area 2.5 acres 16.54 acres Minimum lot width 100 feet 259 feet Minimum lot depth 200 feet 1,310 feet Minimum Principal Structure Setbacks: Front, From County Road 19* 100 feet 100+ feet Front, From all other streets 50 feet 50+ feet Side (south lot line) 20 feet 20+ feet D&D Service CUP, SP and Variance (21-012) 3 May 5, 2021 Rear (east lot line) 20 feet 20+ feet Adjacent to Residential 50 feet 50+ feet Minimum Parking/Drive Aisle Setbacks: Front, From County Road 19* 100 feet 100+ feet Front, From all other streets 50 feet 50+ feet Side and Rear 10 feet 10 feet Maximum Principal Building Height 35 feet 21 feet Maximum Impervious Surface Coverage 50% unknown% *The 100-foot building and parking setback from CR 19 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 include the proposed impervious surface coverage to ensure compliance. The applicant is proposing to have a gravel storage area which is to the rear of the building from the entrance on County Road 10 but is located in the front yard from County Road 19. Outside storage is not allowed in the front yard and the applicant has requested a variance to allow outside storage in the front yard. This is discussed in more detail in the variance section of this report. Parking The applicant has indicated through the conditional use permit narrative and discussion with city staff that there will be approximately six admin staff present during the day with an additional six that may come and go throughout the day. In addition, there are between 15-20 employees that will be accessing the contracting yard for vehicles, materials and supplies. The plan shows a total of 23 paved parking stalls and 16 gravel parking stalls. The gravel parking stalls need to be paved. The applicant can accomplish this by paving the stalls where they are shown adjacent to the building or the parking stalls can be moved to the north adjacent to the 23 parking stalls shown on the plans. The plans will need to be revised to show one of these solutions. The code requires 1 space per 200 square feet for office, 4 spaces plus one per service bay for auto service area and while a contractor’s yard in not specifically listed staff has determined that 1 space per 7,500 square feet for the contractor’s yard is acceptable. The building has 1,520 square feet of office space and 10 auto service bays and the contractor’s yard is roughly 110,00 square feet. Total these uses require 36 parking spaces. Staff believes requiring 36 parking spaces to be adequate for the site. All parking areas are required to have a perimeter of poured, cast in place concrete curb and be paved. The plans show this around the parking area. 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 168 sq. ft. of signage on the north elevation. Wall signs are limited to one sign at the D&D Service CUP, SP and Variance (21-012) 4 May 5, 2021 primary entrance. The plans show a 120 sq. ft. area for signage on the north elevation. This would comply with ordinance requirements. 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. Outside Storage 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 requesting a variance to locate the exterior storage in the front yard facing County Road 19. Staff is recommending that a fence be installed to screen the outdoor storage yard. Typically, users like this have used chain link fence with slats to provide the screening but other materials could be used. If the fence does not have slats, then additional landscaping will be required to screen with the same effect as the slats. The applicant has a future gravel expansion area shown on the plans. Staff is comfortable with a fence being installed along the future expansion area so that the fence doesn’t need to be removed with a future expansion. However, the applicant will need to provide a temporary means of limiting the storage yard area to the currently proposed size through the use of curb stops, jersey barriers or other means. This will ensure that the storage area does not expand beyond the approved storage area. Landscaping The applicant’s landscape plan is generally consistent with ordinance requirements by providing landscaping around the building and parking lot. The applicant is required to provide 79 overstory trees and 132 understory shrubs or the equivalent to meet ordinance requirements. The applicant has submitted a landscape plan which meets these requirements, however additional plantings to screen the use are needed. Section 1060.060 of the City 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 additional landscaping to meet the screening requirements can be accomplished with additional trees along the west and south property line adjacent the to the storage yard. A revised landscape plan should be submitted for staff review and approval. D&D Service CUP, SP and Variance (21-012) 5 May 5, 2021 Additionally, it is required to screen the parking area from the right of way and adjacent properties. Additional plantings are needed to adequately screen the parking area. A revised landscape plan is needed to address this condition. Streets/Access Hennepin County has reviewed the application and has requested an east bound right turn lane be provided. This has been incorporated in the engineer’s comment letter and as a condition in the draft resolution. Utilities The site is proposed to be served by well and septic. The plans show a septic tank and drain field with a second tank and drain field area for future expansions. 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 height of the poles and base of the freestanding light fixtures for staff review. The ordinance standard is either 30 feet or the roofline of the principal building, whichever is less. Detail sheets should be provided to ensure the proposed lighting fixtures for the property all provide the 90-degree cutoff as required. Parks and Trails The Comprehensive Plan shows a future on-road trail running along County Road 10. 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 Drainage swales are proposed to handle the stormwater for the site. The city engineer has a number of comments in the memo related to stormwater that the applicant must address. The applicant must obtain final approval from the City and Elm Creek Watershed Management Commission before any site grading or activity may commence. Conditional Use Permit The applicant is requesting a conditional use permit to allow “Contractors Operations, including accessory outdoor storage” for the new D&D service. 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: D&D Service CUP, SP and Variance (21-012) 6 May 5, 2021 A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed contractor operations use is consistent with the commercial uses anticipated on this site by the Comprehensive Plan. It will also be consistent with Goal 2, Policy 2 of the Economic Competitiveness chapter of the Comprehensive Plan to “Support efforts to recruit new businesses and industries 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. 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. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The site is located outside of the MUSA and can be served with well and septic. 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. D&D Service CUP, SP and Variance (21-012) 7 May 5, 2021 Variance for Outdoor Storage in the Front Yard The applicant’s narrative requests a variance to allow outdoor storage in the front yard adjacent to County Road 19. 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. The property is unique in that, while it bounds both County Roads 10 and 19, access from the property will be restricted to County Road 10. Due to having two front yards the property is restricted to having outside storage only to the south and east of the building. With the existing wetlands located on the east side of the property it is difficult to create an outdoor storage yard which complies with the Zoning Ordinance and provides the space to park construction vehicles and construction equipment with adequate access. 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 property is uniquely shaped with two street frontages and it would be difficult to fully use the double frontage without allowing storage in the front yard area. 3. That the granting of the variation will not alter the essential character of the locality. Granting the variance for outdoor storage in the front yard will not alter the essential character of the locality. There are many similar contracting uses in the area and the outdoor storage area will be screened using fencing, berms and landscaping. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The proposed variance will be in harmony with the general purpose and intent of the ordinance through screening which will achieve the same general purpose. 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 additional screening in the form of a fence and landscaping be included to address the impact. Conditions have been included in the draft resolution. D&D Service CUP, SP and Variance (21-012) 8 May 5, 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 envisioned for this rural commercial area of the City and staff has included conditions to address outstanding issues. 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 April 26, 2021 4.Hennepin County Comments date March 17, 2021 5.Public Safety Comments dated April 6, 2021 6.Applicant’s Narrative received March 16, 2021 7.Architectural Plans dated April 6, 2021 8.Civil Plans dated April 6, 2021 9.Landscaping Plan dated April 6, 2021 10. Lighting Plans dated April 6, 2021 City of Corcoran May 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 23405 COUNTY ROAD 10 (PID 18-119-23-12-0001) (CITY FILE NO. 21-012) WHEREAS, Amcon Construction (“the applicant”) is requesting approval of a site plan, conditional use permit and variance to allow contractor’s operations, including accessory outdoor storage in the CR (rural commercial) district and a variance to allow outdoor storage in the front yard on property legally described as follows: See Attachment A 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 as shown on application and plans received by the City on March 16, 2021, and additional information received on April 6, 2021, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s memo dated April 26, 2021. 3. The applicant must comply with the Hennepin County comments dated March 17, 2021. 4. The applicant must comply with the Public Safety Plan Review comments dated April 7, 2021: a. Gravel storage yard area must pass a roll test. 5. The variance to allow outdoor storage in the front yard is approved based on the following findings: a. The property is slightly unique in that, while it bounds both County Roads 10 and 19, access from the property will be restricted to County Road 10. Due to having two front yards the property is restricted to having outside storage only to the south and east of the building. With the existing wetlands located on the east side of the property it is difficult to create an outdoor storage yard which complies with the zoning ordinance and provides the space to park construction vehicles and construction equipment with adequate access. b. The property is uniquely shaped with two street frontages and it would be difficult to fully use the double frontage without allowing storage in the front yard area. City of Corcoran May xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 5 c. Granting the variance for outdoor storage in the front yard will not alter the essential character of the locality. There are many similar contracting uses in the area and the outdoor storage area will be screened using fencing, berms and landscaping. d. The proposed variance will be in harmony with the general purpose and intent of the ordinance through screening which will achieve the same general purpose e. The variance would allow development that is consistent with the commercial uses anticipated in the comprehensive plan. 6. 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 contractor operations use is consistent with the commercial uses anticipated on this site by the Comprehensive Plan. It will also be consistent with Goal 2, Policy 2 of the Economic Competitiveness chapter of the Comprehensive Plan to “Support efforts to recruit new businesses and industries 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. 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. e. The site is located outside of the MUSA and can be served with well and septic. f. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 7. An east bound turn lane shall be constructed along County Road 10, as required by Hennepin County. 8. 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. City of Corcoran May xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 9.A revised building elevation for the southern elevation is required which reduces the metal siding to less than 50%. 10.All parking and drive areas shall have a perimeter of poured, cast in place concrete curb. 11.The site plan shows 23 paved parking stalls and 16 gravel parking stalls. a.The plans must be revised to have all parking stalls paved. 12.All signage shall comply with the standards in Chapter 84. a.Signage must show compliance with the lighting standards in Section 84.04, Subd. 8 of the sign ordinance. b.All signs require a permit in order to be constructed and will be reviewed at the time of permit submittal. 13.A revised lighting plan is required to be submitted for review and approval by the City. a.Details about the light pole and base shall be provided to ensure compliance with height limits. b.Details for the lighting fixtures shall be provided. 14.A revised landscape and fencing plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: a.A fence shall be included which screens the outdoor storage. The fence should run around the west, south and east sides of the outdoor storage area. b.Additional trees should be included on the western berm area to screen a greater area. c.Additional trees should be included on the south lot line to screen the storage area. d.Provide City of Corcoran Landscape details. e.If the required screening is provided at the edge of the future expansion area, the plans must show barriers that will be installed to contain outside storage the area approved for this initial phase. 15.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. 16.The applicant must enter into a stormwater management agreement. 17.A building permit is required prior to beginning construction. City of Corcoran May xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 5 18. 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. b. Record the approving resolution and required easements at Hennepin County and provide proof of recording to the City. 19. 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. 20. 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 May 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran May xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 5 of 5 Attachment A That part of the Northwest Quarter of the Northeast Quarter of Section 18, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point on the west line of the Northeast Quarter of said Section 18 distant 638.80 feet South from the Northwest corner of said Northeast Quarter; thence North along said West line 259.30 feet to a point 379.50 feet South from the Northwest corner of said Northeast Quarter; thence East, parallel with the North line of said Northeast Quarter, a distance of 128.75 feet; thence North parallel with said West line, a distance of 239.25 feet; thence West, parallel with said North line, a distance of 36 feet; thence North, parallel with said West line, a distance of 8.25 feet; thence East, parallel with said North line, a distance of 212.25 feet; thence North, parallel with said West line, 132 feet to said North line; thence East along said North line to the Northeast corner of said Northwest Quarter of the Northeast Quarter; thence South along the East line of said Northwest Quarter of the Northeast Quarter a distance of 638.80 feet; thence West to the point of beginning. Hennepin County Property Map Date: 4/29/2021 Comments: 1 inch = 400 feet PARCEL ID: 1811923120001 OWNER NAME: Cml Corcoran Llc PARCEL ADDRESS: 23405 Co Rd No 10, Corcoran MN 55357 PARCEL AREA: 16.54 acres, 720,594 sq ft A-T-B: Abstract SALE PRICE: $501,000 SALE DATA: 09/2019 SALE CODE: Excluded From Ratio Studies ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Ag Nhstd Mult Unit HOMESTEAD: Non-Homestead MARKET VALUE: $351,400 TAX TOTAL: $4,756.50 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Residential HOMESTEAD: Non-homestead MARKET VALUE: $347,900 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 Project: D&D Service Date: April 26, 2021 Exhibits: This memorandum is based on a review of the Preliminary Plans (3/15/2021) by Quetica Consulting and Engineering for a rural commercial development on 16+/- acres at the southeast quadrant of CR 10 and CR 19 in Corcoran. The site was previously approved as Comlink. Comments: General: 1. Consistent with the review process, a 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 reviews, the project is subject to additional planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Wetland delineation was completed as part of Comlink project. 4. Stormwater management plan is required to receive City authorization prior to submitting to the Elm Creek WMO. CR 10 Access The prior development access had received review from the County. Comments are attached. In summary; 1. The County controls the access approval process including site lines, location, etc. 2. County (Comlink, May 2019) comments suggested an east bound right turn lane was required that involved widening (8 to 9 feet) of the existing pavement. a. Turn lane shall be shown on development plans. b. Submit County permit to City prior to a preconstruction meeting. Grading 1. Two percent (2%) swales are recommended for reducing long term maintenance. 2. Two percent grading is recommended on gravel parking lots for drainage. 3. Clarify flow direction on Sheet EXH2 in southwest corner. 4. Northwest septic area shall not block drainage from offsite. April 2021 D&D Preliminary Plan Review Kevin Mattson Page 2 of 2 Stormwater Management The site drainage is generally to the east/south and eventually contributes to a ditch within the adjacent Roehlke parcel and discharges north under CR 10. 1.Drainage and utility easements over stormwater BMPs and conveyances will be reviewed during final plan reviews. 2.No pond area is shown, however the prior Comlink approval had a pond for stormwater management. Current plans show vegetated swales only. 1.Applicant has stated that swale drainage to northeast was designed to avoid discharging across adjacent Roehlke parcel, this may be modified with revised stormwater management. 3.Stormwater model needs revisions using inputs similar to Comlink; Existing curve numbers (CNs) shall represent C soils with use of row crops in good condition at CN = 85, proposed CNs shall represent D soils. Treatment is required at discharge points into the County ditch. Sheet flow shall be limited to 100 feet. This change will affect the calculated rates of runoff. Model inputs show the amount of “brush” land use area increases with developed conditions. If a woody/brush area will be established as part of reducing runoff, vegetation plans, topsoil amendments and protective easements are required. Delineated wetland areas (existing and proposed) shall be CN = 98. Proposed land use composite CN shall increase (model inputs currently show decrease from 86 to 85, therefore calculates less runoff after development). Applicant may choose to design and permit stormwater management for full site buildout, rather than phased implementation. 4.Site will require a WMO permit. 1.The WMO reviews for grading, flow rates, water quality, and volume. Typically a pond or filtration basin are implemented with development. 2.If filtration is pursued for WMO permit compliance, the City prefers a combination NURP pond/filtration shelf BMP that will also reduce long term maintenance costs for the Owner. City details will be provided. Wetlands 1.Existing wetlands received drainage from the south, however the swale system isolates these wetlands from drainage. Additional review for maintaining hydrology will occur with subsequent grading plan submittals. End of Comments From:Jason D Gottfried To:Natalie Davis; Michael Pritchard; Kendra Lindahl, AICP; Kevin Mattson Cc:Ashley Morello; Michael D Olmstead; mgottschalk@ci.corcoran.mn.us; rburns@ci.corcoran.mn.us; Kent Torve; Matthew A Bolterman Subject:RE: [External] Distribution #21-012 D&D Service - CUP, Site Plan, and Variance Date:Thursday, March 18, 2021 10:08:59 AM Attachments:Compiled Plans.pdf HC Comments - Comlink proposal at County Road"s 19 and 10.msg Hello Natalie, et al, This planset looks substantially similar to the previous concept plan we discussed in 2018-2019 for the site with many of our previous recommendations accommodated (attached). Prior to permitting however, we would need to see greater detail for the following items previously requested: Details for the widened shoulder for the EB right-turn approach Ensure regrading of the ditch along the frontage for proper drainage with a culvert underneath the driveway Additionally / ROW Does sketch PUD constitute boundary subdivision? – If so, we would request dedication necessary to match a 60-foot half right-of-way section (from centerline of County Road 10) Additionally, as previously discussed, we question the long-range future of this SF homestead along County Road 19. Ideally, an access easement(s) could be provided across the SW end of this site, so that should that property redevelop along County Road 19 in the future it wouldn’t be landlocked and obliged to have access so close to the busy intersection (CSAH 19 & 10). We appreciate the opportunity to review and comment, and as always please reach out if you would like to discuss any of these items in more detail Thanks and be well! 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 16, 2021 12:20 PM 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 #21-012 D&D Service - CUP, Site Plan, and Variance Please find enclosed the plans and narratives for a new application for D&D Service with a request for a Conditional Use Permit, Site Plan, and Variance. The application is tentatively scheduled for Planning Commission review on May 6, 2021. We ask that you please provide comments no later than April 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 (Planners Lindahl and Davis) From: Director Gottschalk Date: April 7, 2021 Re: D & D Service A Public Safety plan review meeting was held on 04/07/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Dave Malewicki, and Fire Chief Leuer. The comments are preliminary and additional meetings with the developer and building officials will be required. The following public safety comments are provided for the project: 1.Since the entire gravel parking area currently serves as a fire lane it will be required to pass a roll test to support fire apparatus. 2. Additional meetings with the building official and fire officials may be necessary to finalize fire code requirements specific to the structure(s). 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. City of Corcoran Conditional Use Permit Application Process 4.A written narrative describing the proposal (Section 1070.020 Subd. 2, A), including: a.Nature of request: i.KMM Land Development is submitting a request for a conditional use permit, site plan and variance for a Contractors Operations, including accessory outside storage. The site plan includes space for inside storage in the initial building being constructed, shop/storage proposed buildings, a gravel outside storage area (80’ x100’) that will be fenced in for outside material storage, and paved and gravel parking areas on 16.54 acres. We anticipate the build out being in three or four phases. It is our understanding that property is already zoned Rural Commercial (CR), which includes contractor yards similar to some neighbors in close vicinity such as ESS Brothers and Doboszenski. b.Impact on adjoining properties and mitigating measures to minimize impact: i.Our site plan includes ample berms along both County Rd 10 in front of the office/shop building and to the west in front of County Rd 19, then going south and running back east towards the bottom of the property. We would also have fenced in area for outside material storage area with a berm to the north of the fenced in area. c.Buildings to be constructed or utilized: i.KMM Land Development plans on renting/leasing the property to it’s sister Company, KKRA, LLC dba D&D Service. Initially D&D will construct an 8300 sq. ft. building. A 2nd phase would allow an expansion of this building by adding a few more bays within 2 – 5 years. Third and 4th phases could occur within 6 – 10 years. and would include additional shop buildings for inside storage and shop space for anticipated vehicle and equipment growth as D&D Service is hoping to expand operations. d.Intended use of buildings and property: i.The first building constructed will house a small office area for administrative staff, a light mechanical shop for small repair such as oil changes, light bulb replacement, minor brake jobs, touch up work on paint, etc., a space for internal equipment storage, and bays to store some of our larger trucks and underground construction equipment, especially during cold weather months. Future expansion buildings will be additional shop buildings for inside storage and shop space for anticipated vehicle and equipment growth as D&D Service is hoping to expand operations. D&D has a fleet of around 65 vehicles and over 30 trailers that would be parked in the Class 5 sections of the property. Around 10 – 15 of these vehicles would not be stored overnight at this site. D&D has several directional drills and associated trailers, Vac systems used in conjunction with drills that would either be stored in bays or on the Class 5 areas. Other equipment being stored would include plows, Trak-hoes, bobcats, aerial bucket trucks, excavators, backhoes, and outside storage containers. e.Hours and days of operation: i.7 am – 7 pm – Monday – Saturday, limited Sunday work usually emergency work – much of the equipment would be out in the field during normal working hours f.Number of Employees i.60 from December thru March – 85 between April and November total employees – about 10 – 15 employees report to the Admin office currently located elsewhere, or from home g.Size of operation, including number of animals, if applicable i. NA h.Impact on traffic, including type and amount of traffic, access, parking provisions i.The existing drive onto County Rd 10 will be removed and replaced with one paved drive that will run into a paved parking lot in front of the building as well as allow traffic to run south and north into Class 5 sections for additional parking on the west and east sides of parking lot. The north and south driving lanes will have class 5 base and an additional 2” to 3” limestone rock rolled into the class 5, then add calcium chloride on top to mitigate any dust issues. As the new occupant of the land is not retail, minimal impact on traffic will occur in the area. Most vehicles and equipment will be headed to work locations in the morning and will return late afternoon or early evening, meaning that there won’t be a lot of traffic looking for our location. i.Impact on septic system and well. i.We are proposing to move the existing well, septic tanks and mounds, and will install a new septic sewer mounts and absorption fields in accordance with all required regulations. j.Potential environmental impacts and measures to avoid or minimize the potential impacts: i.Should be minimal – we don’t use hazardous materials, but do have a hazardous license as it relates to storing oil. All drains from shop areas will drain to a holding tank and not a septic field, as required by code, to avoid any potential contaminants from entering the groundwater. k.Proposed measures to provide buffering from proposed use to adjacent properties i.Our site plan includes ample berms along both County Rd 10 in front of the office/shop building and to the west in front of County Rd 19, then going south and running back east towards the bottom of the property. We would also have fenced in area for outside material storage area with a berm to the north of the fenced in area. l.Future expansion plans i.Future expansion plans on the property would include expanding the Class V areas of the site plan to allow for expansion of vehicles and equipment, a 2nd phase would allow an expansion of the initial building constructed by adding a few more bays within 2 – 5 years. Third and 4th phases could occur within 6 – 10 years. and would include additional shop buildings for inside storage and shop space for anticipated vehicle and equipment growth as D&D Service is hoping to expand operations. m.Nature of other uses in the neighborhood i.ESS Brothers and Doboszenski 7.Necessary Permits or licenses from other agencies, or confirmation of appropriate applications in process: a.Technology Systems Contractor – TS002069 b.Gopher One Call – 37049 c.Hazardous Waste License – Site ID 00118120 05311528, ID # - MND985753805 11.Certification that all property taxes, special assessment have been paid. a.2020 taxes have been paid per a search of the property id at the Hennepin County web site. 2021 taxes are pending. City of Corcoran Variance Application Process 4.A written description of the request for the variance, including an explanation of compliance with the variance criteria set forth in the section. (Section 970.030 and Section 1070.040, Subd. 2, B) The burden of proof is on the applicant to show that all of the following criteria have been met: a.That there are practical difficulties in complying with the Zoning Ordinance. (Economic considerations alone do not constitute practical difficulties.) i.The property the request is being made for is slightly unique in that, while it bounds both County Roads 10 and 19, access and egress from the property will be restricted to only County Road 10. Additionally, the property is being acquired by a Utility/Telecommunications Construction Contractor, D&D Service, which has a fleet of around 65 vehicles and over 30 trailers that would be parked in the Class 5 sections of the property for which a request of a variance is being requested. Due to having 2 “front yards” and the fact that we need space to the south and west of the property to park construction vehicles, construction equipment and some employee vehicles makes it difficult to comply with Zoning Ordinances without a variance. The applicant will provide abundant berms throughout the property, on the south side 10 in front of parking lot and initial building, along the west side of property near 19, and along the south side of the property all the way to just west of the proposed pond. 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. i.The property is uniquely shaped with two street frontages and it would be difficult to fully use the double frontage without allowing storage in this area. c.That the granting of the variation will not alter the essential character of the locality. i.The granting of a variance would not alter the essential character of the locality – the outdoor storage will be screened by berms, landscaping and or fencing. d.The proposed variance would be in harmony with the general purposes and intent of the Ordinance. i.We believe that the variance would be in harmony with the general purposes and intent of the Ordinance. e.The variance is consistent with the with the Comprehensive Plan. i.We believe that the type of business we have and the purposes we have detailed about our use of the property are consistent with the Comprehensive Plan. f.The City may impose conditions on the variance to address the impact of the variance, i.We understand the City’s responsibilities and look forward to work with City Staff to discuss any conditions they may feel needs to be addressed. 7.Certification that all property taxes, special assessment have been paid. a.2020 taxes have been paid per a search of the property id at the Hennepin County web site. 2021 taxes are pending. 9.An irrevocable letter of credit. (Section 1070.040, Subd. 6) a.Not quite sure how to answer this – Greg O – any thoughts? DATE: 4.5.2021CHECKED BY: E. BeazleyDRAWN BY: A. AndersonPROJECT NO.: P21110REVISION:0PRELIMINARYNOT FOR CONSTRUCTIOND&D SERVICECORCORAN, MNCity Submittal 3.15.2021C0-1COVERWARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. EXTREME CAUTION MUST BE EXCERCISED BEFORE AN EXCAVATION TAKES PLACE ON OR NEAR THIS SITE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES. D&D SERVICE PROJECT SITE N89°43'23"E 305.00 N89°43'23"E 128.75 S89°43'23"W 36.00 N00°08'51"E 8.25 N89°43'23"E 212.25 N00°08'51"E 132.00 N89°43'23"E 1007.07 S89°43'23"W 1310.34 32.77 33.0033.001271.53 38.81 605.80S00°18'09"W 638.8095.98 99.00379.50N89°58'18"E 235.01 N01°11'13"W 259.33S00°16'37"E 10.79 N00°16'37"W 9.77 34.6 34.734.634.725.4 48.225.848.232.2 60.032.060.148.1 30.348.330.120.1 26.019.926.19.5 7.59.47.424.3 10.924.610.422.4 16.322.216.3N00°08'51"E 259.30N00°08'51"E 239.25N89°43'23"E 313.76 N89°43'23"E 458.21XXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X XXXXXXX X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X XXXX X X X X X XXXXXX X XXXX X X X X X XXXXXX XXXXXXXXXXX XXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXX X X X X X X X XREMOVE EXISTING SILT FENCE TO BE DISPOSEDPROTECT ADJACENT PROPERTIES AND HOUSESPROTECT EXISTING SILT FENCE AND WETLANDS STRIP TOP SOIL AND STOCKPILE ON SITE PHASE 2 REMOVALS A REA - F UTU RE PHASE 2 REMOVALS AREA - FUTURE PHASE 2 REMOVALS AREA - FUTURE DATE: 4.5.2021CHECKED BY: E. BeazleyDRAWN BY: A. AndersonPROJECT NO.: P21110REVISION:0PRELIMINARYNOT FOR CONSTRUCTIOND&D SERVICECORCORAN, MNCity Submittal 3.15.2021THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATION OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES AND OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. EXTREME CAUTION MUST BE EXCERCISED BEFORE AN EXCAVATION TAKES PLACE ON OR NEAR THIS SITE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES. NOTES: 1. SEE THE NOTES SHEET (C4-1) FOR FULL REMOVALS NOTES, WHICH ARE INTEGRAL TO THIS PLAN SHEET. 2. PROTECT EXISTING CURB AND GUTTER ALONG STREETS AND OTHERWISE, EXCEPT AS NOTED. 3. SAWCUT ALL EDGES (ALONG REMOVAL AREAS) OF PAVEMENT & CURB/GUTTER. 4. PROTECT EXISTING STREETS AND ALLEY. 5. PROTECT ADJACENT PROPERTIES 6. CONTRACTOR RESPONSIBLE FOR CLEANING DEBRIS TRACKED OFF SITE. X X X X X X X X PLACE SILT FENCE AROUND PERIMETER OF DISTURBED AREA ROW BOUNDARY PROPERTY LINE BIOLOG REMOVE AND DISPOSE ALL SURFACE FEATURES INCLUDING, BUT NOT NECESSARILY LIMITED TO, BRUSH, DEBRIS, CURB AND GUTTER, PAVEMENT, SIGNS, BUILDINGS, LANDSCAPING, ETC. EXCEPT WHERE NOTED. STRIP AND STOCKPILE TOPSOIL ON SITE C1-1REMOVALS PLAN N89°43'23"E 305.00 N89°43'23"E 128.75 S89°43'23"W 36.00 N00°08'51"E 8.25 N89°43'23"E 212.25 N00°08'51"E 132.00 N89°43'23"E 1007.07 S89°43'23"W 1310.34 32.77 33.0033.001271.53 38.81 605.80S00°18'09"W 638.8095.98 99.00379.50N89°58'18"E 235.01 N01°11'13"W 259.33S00°16'37"E 10.79 N00°16'37"W 9.77 N00°08'51"E 239.25N89°43'23"E 313.76 N89°43'23"E 458.21 20.0' 50.0' 50.0'50.0'WET WET WET WET WET WETWETWETWETWETWETWETWETWETWETWE T WETWETWETWETWET WET WET WET W E T WETWETWETWETWE T WETWETWET WE T WETWETWETWETWETWETWETWET WETWET W E T WETWETWETWETWETWETWETWE T WET WETWETWETWETWE T WE T WET WET WET WETWETWE TWETWET WETWETWETWETWETWETWETWET WET WETWETWE T W E T WE TWETWETWETWETW E T WET WETWETWETWETWETWETWETWETWETWE T WET WET WET WET WET WET WETWETWETWETWETWETWETW E T WET WET WET WET WETWETFFE = 1004.2 26.0' 9.0' TYP. 18.5' TYP 26.0' 32.0' 80.0' 26.0' 100.0' FFE = 1005.5 FFE = 1003.5 2%1%.5% .5%.5%DATE: 4.5.2021CHECKED BY: E. BeazleyDRAWN BY: A. AndersonPROJECT NO.: P21110REVISION:0PRELIMINARYNOT FOR CONSTRUCTIOND&D SERVICECORCORAN, MNCity Submittal 3.15.2021THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATION OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES AND OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. NOTES: 1. SEE THE NOTES SHEET (C4-1) FOR FULL SITE PLAN NOTES, WHICH ARE INTEGRAL TO THIS PLAN SHEET. 2. CONTRACTOR TO MAINTAIN ACCESS TO THE FIRE DEPARTMENT CONNECTION FOR FIRE DEPARTMENT PERSONNEL AT ALL TIMES DURING THE CONSTRUCTION PERIOD. 3. SEE THE REMOVALS PLAN FOR PROTECTION OF EXISTING FEATURES, INFRASTRUCTURE AND UTILITIES TO REMAIN. 4. THE REMOVAL, PRUNING, AND/OR PLANTING OF TREES IN THE PUBLIC BOULEVARD REQUIRES AN APPROVED PERMIT FROM THE CITY FORESTER. ANY WORK MUST BE COMPLETED BY A LICENSED TREE CONTRACTOR. 5. INSPECTION CONTACT: THE DEVELOPER SHALL CONTACT THE RIGHT OF WAY INSPECTOR ONE WEEK PRIOR TO BEGINNING WORK TO DISCUSS TRAFFIC CONTROL, PEDESTRIAN SAFETY AND COORDINATION OF ALL WORK IN THE PUBLIC RIGHT OF WAY. NOTE: IF A ONE WEEK NOTICE IS NOT PROVIDED TO THE CITY, ANY RESULTING DELAYS SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. 6. AS PART OF THE ROW PERMITTING PROCESS, TWO WEEKS BEFORE ANY WORK BEGINS THAT IMPACTS THE ROW IN ANY WAY THE DEVELOPER SHALL PROVIDE TO THE ROW INSPECTOR THE NAME AND CONTACT INFORMATION OF THE CONSTRUCTION PROJECT MANAGER OR CONSTRUCTION PROJECT SUPERINTENDENT. IF THIS INFORMATION IS NOT PROVIDED THERE MAY BE A DELAY IN OBTAINING PERMITS FOR THE WORK IN THE ROW. SAID DELAYS WILL BE THE SOLE RESPONSIBILITY OF THE DEVELOPER 7. A FOUR-SIDED TRENCH BOX IS REQUIRED ON ALL EXCAVATIONS DEEPER THAN 5 FEET WHERE UNDERGROUND WORK OR INSPECTION IS TO BE PERFORMED BY SPRWS. FOR ALL WET TAPS TO BE PERFORMED BY SPRWS, A MINIMUM TRENCH BOX SIZE OF 8 FEET HIGH X 8 FEET WIDE X 10 FEET LONG IS REQUIRED. LADDERS ARE REQUIRED AND MUST EXTEND 3 FEET ABOVE THE SURFACE OF THE TRENCH. SIDEWALKS, PAVEMENTS, DUCTS AND APPURTENANT STRUCTURES SHALL NOT BE UNDERMINED UNLESS A SUPPORT SYSTEM OR ANOTHER METHOD OF PROTECTION IS PROVIDED. TRENCHES IN EXCESS OF 20 FEET IN DEPTH MUST BE SIGNED OFF BY A REGISTERED PROFESSIONAL ENGINEER. EXCAVATED MATERIAL MUST BE KEPT A MINIMUM OF 2 FEET FROM THE EDGE OF THE TRENCH. 8. CONSTRUCTION IN THE RIGHT OF WAY: ALL WORK ON CURBS, DRIVEWAYS, AND SIDEWALKS WITHIN THE PUBLIC RIGHT OF WAY MUST BE DONE TO CITY STANDARDS AND SPECIFICATIONS BY A CONTRACTOR LICENSED TO WORK IN THE CITY RIGHT-OF-WAY UNDER A PERMIT FROM PUBLIC WORKS SIDEWALK SECTION. SIDEWALK GRADES MUST BE CARRIED ACROSS DRIVEWAYS. 9. RIGHT OF WAY RESTORATION: RESTORATION OF ASPHALT AND CONCRETE PAVEMENTS ARE PERFORMED BY THE PUBLIC WORKS STREET MAINTENANCE DIVISION. THE CONTRACTOR IS RESPONSIBLE FOR PAYMENT TO THE CITY FOR THE COST OF THE RESTORATIONS. THE CONTRACTOR SHALL CONTACT PUBLIC WORKS STREET MAINTENANCE TO SET UP A WORK ORDER PRIOR TO BEGINNING ANY REMOVALS IN THE STREET. PROCEDURES AND UNIT COSTS ARE FOUND IN STREET MAINTENANCE'S "GENERAL REQUIREMENTS -ALL RESTORATION" AND ARE AVAILABLE AT THE PERMIT OFFICE.C2-1SITE PLANRIGHT OF WAY EASEMENT PROPERTY LINE SETBACK PROPOSED GRAVEL SURFACE AREA PROPOSED TURF/GREEN SPACE (SEE LS PLANS) PROPOSED LIGHT DUTY BITUMINOUS COUNTY ROAD 10 1 PROPOSED DRIVEWAY PER CITY STANDARDS 1 2 NEW B612 CURB AND GUTTER 3 PROPOSED BUILDING (SEE ARCH) 4 PROPOSED PRIVACY BERM 5 PROPOSED 4" CONCRETE SIDEWALK 6 PROPOSED BITUMINOUS PARKING AREA 7 SECURED FENCED STORAGE AREA 8 PROPOSED VEGETATED SWALE WITH STAGGERED DITCH BLOCKS 9 FUTURE VEGETATED SWALE 10 SEPTIC TANK AND DRAIN FIELD LOCATION 1 (BY OTHERS) 11 SEPTIC TANK AND DRAIN FIELD AREA 2 - FUTURE (BY OTHERS) 12 ADDITIONAL BUILDING PROPOSAL - FUTURE 13 PROPOSED GRAVEL EXPANSION - FUTURE 14 PRIMARY BUILDING EXPANSION LIMIT - FUTURE 2 2 2 3 4 FUTURE EXPANSION AREAS 5 5 15 NEW 8" CONCRETE APRON AT OVERHEAD DOORS 15 15 6 7 8 9 10 11 12 13 1314 16 WATER STORAGE TANKS (SEE ARCH) 17 UNDERGROUND WATER STORAGE TANK (SEE ARCH) 16 17 18 117' - 4" SDR 26 @ 1% MIN SLOPE STUB 5' FROM PROPOSED BUILDING MIN 10' BELOW GRADE 18 19 200' - 24" CULVERT .5% SLOPE INV SW = 995 INV NE = 994 19 20 2' CONCRETE RIBBON AT BITUMINOUS EDGE 20 DITCH LINE N89°43'23"E 305.00 N89°43'23"E 128.75 S89°43'23"W 36.00 N00°08'51"E 8.25 N89°43'23"E 212.25 N00°08'51"E 132.00 N89°43'23"E 1007.07 S89°43'23"W 1310.34 32.77 33.0033.001271.53 38.81 605.80S00°18'09"W 638.8095.98 99.00379.50N89°58'18"E 235.01 N01°11'13"W 259.33S00°16'37"E 10.79 N00°16'37"W 9.77 N00°08'51"E 239.25N89°43'23"E 313.76 N89°43'23"E 458.21 20.0' 50.0' 50.0'50.0'WET WET WET WET WET WETWETWETWETWETWETWETWETWETWETWE T WETWETWETWETWET WET WET WET W E T WETWETWETWETWE T WETWETWET WE T WETWETWETWETWETWETWETWET WETWET W E T WETWETWETWETWETWETWETW E T WET WETWETWETWETWE T WE T WET WET WET WETWETWE TWETWET WETWETWETWETWETWETWETWET WET WETWETWE T W E T WE TWETWETWETWETW E T WET WETWETWETWETWETWETWETWETWETWE T WET WET WET WET WET WET WETWETWETWETWETWETWETW E T WET WET WET WET WETWETFFE = 1004.2 26.0' 9.0' TYP. 18.5' TYP 26.0' 32.0' 80.0' 26.0' 100.0' FFE = 1005.5 FFE = 1003.5 1000.01005.0 1010.0 998.0999.01001.01001.01001.01002.01003.01004.0 1006.0 1007.0 1008.0 1009.0 1000.01005.01005.0 1010.0 998.0 998.0 998.0 999.0 999.0999.0 1001.0 1001.0 1002.01002.0 1003.01003.0 1003.0 1004.01004.0 1006.01007.01007.01 0 0 8 . 0 1008.01009.0995.0 993.0994.0 996.0 9 9 6 . 0 996.0 996.0 997.0 997.0 997.0 998.0998.0 995.0995.0 996.0996.0 996.0 996. 0 996.0 996.0 996.0 996.0997.0997.0997.0 997.0997.0997.0 997.0 997.0 997.0 998.0998.0998.0 998.0998.0 998.0998.0 998.0 995.0994.0 995.0 994.0 995.0 1005.0 1006.0 1007.0 1008.01009.01010.0 1011.0 1005.0 1004.0 2%1%1002.0993.0 GND 996.5 GND 996.5 995.0995.0.5% .5%.5%999.0998.0997.0998.0 997.0 996.0996.0DATE: 4.5.2021CHECKED BY: E. BeazleyDRAWN BY: A. AndersonPROJECT NO.: P21110REVISION:0PRELIMINARYNOT FOR CONSTRUCTIOND&D SERVICECORCORAN, MNCity Submittal 3.15.2021C3-1GRADING PLANTHE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATION OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES AND OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. EXTREME CAUTION MUST BE EXCERCISED BEFORE AN EXCAVATION TAKES PLACE ON OR NEAR THIS SITE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES. RIGHT OF WAY EASEMENT PROPERTY LINE SITE GRADING NOTES 1. PROPOSED GRADE CONTOUR INTERVAL SHOWN AT 1 FOOT INTERVALS. 2. CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINOUS GRADE. 3. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND PAVED AREAS. 4. TOPOGRAPHIC INFORMATION TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS, IF CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT TO THE OWNER FOR REVIEW. 5. ALL SPOT ELEVATIONS ARE TO FLOW LINE UNLESS OTHERWISE NOTED. TBC GL TOC TOP FGPAVEMENT PAVEMENTCURB & GUTTER LEGEND Feet 1" = 40' 8040020 1 DO NOT DRIVE OVER, GRADE, OR OTHERWISE DISTURB SEPTIC FIELD AREAS. 1 1 PROPOSED GRAVEL SURFACE AREA PROPOSED TURF/GREEN SPACE (SEE LS PLANS) PROPOSED LIGHT DUTY BITUMINOUS FUTURE EXPANSION AREAS LANDSCAPE DETAILS, NOTES, AND SCHEDULES:DATE: 04.05.2021 CHECKED BY: BH DRAWN BY: MF PROJECT NO.: P21110 REVISION: PRELIMINARY NOT FOR CONSTRUCTIOND&D SERVICE CORCORAN, MN CALYX DESIGN GROUP LANDSCAPE ARCHITECTS 03/30/2021 Owner Requested Cost Saving RevisionsLANDSCAPE DETAILS 3L2-2DECIDUOUS TREE PLANTING - SECTIONNOT TO SCALEDO NOT HEAVILY PRUNE THE TREE AT PLANTING.PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANTLEADERS, AND BROKEN OR DEAD BRANCHES. SOMEINTERIOR TWIGS AND LATERAL BRANCHES MAY BEPRUNED; HOWEVER, DO NOT REMOVE THE TERMINALBUDS OF BRANCHES THAT EXTEND TO THE EDGE OFTHE CROWN.FIELD STAKE TREES FOR THE APPROVAL OF THELANDSCAPE ARCHITECTINSTALL 6" DIA. WHITE PVC TRUNK GUARDSNO LATER THAN NOVEMBER 1.MARK THE NORTH SIDE OF THE TREE IN THENURSERY, AND ROTATE TREE TO FACENORTH AT THE SITE WHEN EVER POSSIBLE.SET TOP OF ROOT BALL FLUSH TOGRADE OR 1-2 IN. HIGHER IN SLOWLYDRAINING SOILS.EACH TREE MUST BE PLANTED SUCH THAT THETRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOTBALL. TREES WHERE THE TRUNK FLARE IS NOTVISIBLE SHALL BE REJECTED. DO NOT COVER THETOP OF THE ROOT BALL WITH SOIL.4 IN. HIGH EARTH SAUCER BEYOND EDGE OFROOT BALL (FOR ISOLATED TREES ONLY).REMOVE ALL TWINE, ROPE AND WIRE, AND BURLAPFROM TOP HALF OF ROOT BALLIF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL,CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTOPLANTING HOLE.PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL.NOTE: FOR DIMENSIONS OF PLANTING AREAS SEEPLAN, SOIL BACKFILL SHALL BE GARDEN BLENDSOIL ( EQUAL MIX OF COMPOST, SAND & SOIL ) PERNOTES.TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOTPRESSURE SO THAT ROOT BALL DOES NOT SHIFT.WOOD MULCH. DO NO PLACE MULCH INCONTACT WITH TREE TRUNK. MAINTAINTHE MULCH WEED-FREE FOR AFTERPLANTING.MULCH RING: 6 FT. DIA. MINIMUM8FT. DIA. PREFERREDNOTES:ENSURE PLANTING PITS PASS REQUIRED INFILTRATION TEST.MAINTAIN TREES PLUB AND STRAIGHT. INSTALLSUB-SURFACE ROOT BALL STAKES (TOMAHAWKOR EQUAL). DO NOT USE ABOVE-GRADE POSTSAND GUY-WIRES.SEE LANDSCAPE NOTE #30.............................................................ON CENTER SPACING AS STATED ON PLANWIDTH OF HOLE EXCAVATION SHALL EXTEND A MINIMUM OF 6INCHES BEYOND THE PLANTS ROOT SYSTEM.3'' DEPTH WATERING BASINPREPARED PLANTING SOIL BEDMULCH, PER NOTES.FINISHED GRADEPLANT ACCORDING TO PLANTING DETAILS FOR ISOLATEDPLANTING LOCATIONS WITH THE EXCEPTION OF REDUCEDHOLE WIDTH.2L2-2TYP. SHRUB & PERENNIAL PLANTINGNOT TO SCALE1. Tree saucer for individual trees outside of a plant bed to be four inches (4") depth natural Western Red Cedar mulch for trees outside of aplant bed. Install per tree planting detail. Do not place mulch against tree trunk. Remove wire and burlap from top third of root ball before final soilback-fill and mulch.2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.3.All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen.Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered asspecified.4. Plan takes precedence over plant schedule if discrepancies in quantities exist.5.All proposed plants shall be located and staked as shown.6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide fieldapproval. Significant changes may require city review and approval.7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site bothbefore and after installation. Schedule plant deliveries to coincide with expected installation time within 36 hours.8. All plant materials shall be fertilized upon installation as specified.9.The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant materialgrowth requirements.10. If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other sitecondition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to the attention of thelandscape architect & client prior to bid submission. Plant bed drainage concerns during plant installation shall be brought to the attention of theOwner and General Contractor immediately.11. Contractor shall establish to his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and aroundthe building site.12. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any acts of vandalism ordamage which may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the owner with amaintenance program including, but not limited to, pruning, fertilization and disease/pest control.13. Warranty: The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance.Plants that exhibit more than 20% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provideadequate tree wrap and deer/rodent protection measures for the plantings during the warranty period.14. This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may berequested by the city based on applicant information, public input, council decisions, etc.15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the workprocess.16. Plant size & species substitutions must be approved in writing prior to acceptance in the field.17.The landscape contractor is to provide tree watering bags at the base of all new trees and keep filled with water for 60 days after planting.Remove tree watering bags after watering period unless otherwise directed by the Owner.18. All edger shall be professional grade black steel edger, 1/8" thickness. Anchor every 18" on-center (minimum). Submit sample.19.Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site duringlandscape work activities. Report any damage to the General Contractor immediately.20. Rock mulch areas (indicated per landscape plan) shall be 34" inch dia. local clean buff limestone over weed mat. Install per detail. Submitmulch sample for approval. All other planting areas to receive Western Red Cedar wood mulch.21. All planting and sodded areas shall be prepared prior to installation activities with a harley power box rake or equal to provide a firm plantingbed free of stones, sticks, construction debris, etc.22. All Seeding and Sodding activity shall conform to all rules and regulations as established in the MnDOT Seeding Manual, 2014 edition, forsoil preparation, installation, maintenance, acceptability, timing, and warranty.23. The Landscape Contractor shall furnish samples of all landscape materials for approval prior to installation.24.The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weedsand foreign materials.25. The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations.26.The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to thesatisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape.27. The landscape contractor shall be responsible for visiting the site to become familiar with the conditions prior to bidding and installation.Coordinate with the general contractors on matters such as fine grading, landscaped area conditions, staging areas, irrigation connection tobuilding, etc.28. See Site and Civil plans for additional information regarding the project, including infiltration area soils and sub-surface drainagerequirements and performance.29. Topsoil Requirements: All graded areas of the site that are designated on the plan set for turf sod shall have no less than 6" of imported topsoil, areas designated for shrubs, trees, and perennials shall have no less than 12" of imported top soil, meeting MnDOT classifications forplanting soil for trees, shrubs, and turf. Slope away from building.30. Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimumrequirement of 1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areas notcapable of meeting this requirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-DrainingCoarse Filter Aggregate. Re-test sub-grade percolation for compliance to infiltration minimum requirement.31. Landscape contractor to provide nursery pull list (bill of lading) including plant species and sizes shipped to the site. Additionally, thelandscape contractor shall provide nursery stock traceability, proving none of the materials provided contain or are genetic strains of theneonicotinoid family including acetamiprid, clothianidin, imidacloprid, nitenpyram, nithiazine, thiacloprid and thiamethoxam.32.Retaining wall engineering by others. Unless otherwise noted, retaining wall block to be County Materials Co., County Block, Split-Face inBuff. Submit engineered wall drawings to Civil Engineer for review and approval. Include cap blocks and pre-manufactured corner units ofmatching finish and color. Install per manufacturer's guidelines.Landscape Notes and Requirements:1'-6" (MIN.)4"FACE OF WALL OR BACK OF CURB.MULCH PER LANDSCAPE NOTES.EDGER PER LANDSCAPE NOTES.3 OZ. NEEDLE-PUNCH FILTER FABRIC, TURN-UPFINISHED GRADEPITCH SUB-GRADE TO DRAIN AWAYFROM BUILDING WALLS & CURBS.NOTES: SEE PLAN FOR CROSS SLOPE DIRECTION.PLANT BED WIDTH VARIES, SEE PLAN.AT EDGES, OVERLAP SEAMS 4".SEE PLANSWIDTHS MAY VARYSUBMIT ROCK, EDGER, AND FABRIC SAMPLES FOR APPROVAL.1L2-2PLANT BED AND EDGE DETAILNOT TO SCALEL2-2 TOMAHAWK TREE STABILIZER STAKES.MINIMUM (2) PER TREE.SODROOT BALL TO SIT ON MOUNDEDMULCH - 4" DEEP - SEE SPEC.PLANTING SOIL - SEE SPEC.TOPSOILSUBGRADEOTHERWISE. NO MULCH TO BE IN CONIFER TO HAVE SHREDDEDHARDWOOD MULCH UNLESS NOTED PLACE ROOT BALL SO THAT BASALFLARE IS 1" ABOVE SURROUNDINGCONTACT WITH TRUNK.NOTE:SUBGRADE, REMOVE BURLAPDRAIN SYSTEM IS NECESSARY4" DIAMETER AUGERED HOLE, 42" MIN. DEPTH. FILLED W/ 3/4" DIAMETER DRAIN ROCK. COVER W/ 6" FILTER FABRIC.FOR HEAVY CLAY SOILS.FROM TOP 1/3 OF ROOT BALLGRADE.THE CONTRACTOR IS RESPONSIBLE FORENSURING THE TREES ARE IN A PLUMBPOSITION THROUGHOUT THE WARRANTY PERIOD.TREE HEIGHT MEASURED FROM TOP OF ROOT BALL TO BASE OF CENTRAL LEADER.Native Seeding Schedule:Native Seed in Upland areas shall be:MnDOT #35-221 Dry Prairie General, seeded into the topsoil layer at 50.00 lbs per acre.Submit seed mix for approval. Grading and Erosion Control per Civil Plans and Specifications.Add an additional 20.00 lbs per acre of MnDOT #21-111 Oats Cover Crop to mix below.4L2-2CONIFEROUS TREE PLANTING - SECTIONNOT TO SCALEEVERGREEN TREESCODEBOTANICAL NAMECOMMON NAMESIZECONTAINERQTYREMARKSPd Picea glauca `Densata`Black Hills Spruce6` Hgt. B&B20OVERSTORY TREECODEBOTANICAL NAMECOMMON NAMESIZECONTAINERQTYREMARKSAn Acer rubrum `Northwood`Northwood Maple2.5" Cal. B&B9Co Celtis occidentalisCommon Hackberry2.5" Cal. B&B6Gi Gleditsia triacanthos inermis `Skycole` TM Skyline Thornless Honey Locust 2.5" Cal. B&B9Gd Gymnocladus dioica `Espresso`Kentucky Coffeetree2.5" Cal. B&B9Ov2 Ostrya virginianaIronwood2.5" Cal. B&B8Qb Quercus bicolorSwamp White Oak2.5" Cal. B&B13SHRUBSCODEBOTANICAL NAMECOMMON NAMESIZECONTAINERQTYREMARKSAm Aronia melanocarpa `Morton` TMIroquis Beauty Black Chokeberry 5 gal. Pot36Bg2 Berberis thunbergii `Goruzam`Golden Ruby Barberry3 gal. Pot32Cr Cornus alba `Regnzam`Red Gnome Dogwood3 gal. Pot29Dl Diervilla loniceraDwarf Bush Honeysuckle3 gal. Pot15Vb Viburnum trilobum `Bailey Compact` Compact American Cranberry Bush 5 gal. Pot20PLANT SCHEDULE1. See Civil Engineer's plans for site plan layout and dimensions.2. Contractor to coordinate any work in the city right-of-way with Cityof Corcoran Public Works Department.3. Expose root flare and set at-grade.4. The contractor is responsible to maintain trees in a plumb position throughout the maintenance period.6. Protect existing trees to remain during construction.7.Refer to Sheet L2-1 for Landscape Plan.8. Refer to Sheet L2-3 for Tree Preservation Plan.General Notes:Low Maintenance 'No-Mow' Seeding Schedule:Low Maintenance Seed in designated areas shall be:MnDOT #25-131 Low Maintenance Turf, seeded into the topsoil layer at 220.00 lbs per acre.Submit seed mix for approval. Grading and Erosion Control per Civil Plans and Specifications.Add an additional 10.00 lbs per acre of MnDOT #21-111 Oats Cover Crop to mix below.MnDOT Seed Installation Timelines:NATIVE SEEDING INSTALLATION METHOD:Drop Seeding Onto Tilled SitesThis is the "standard" method for seeding on prepared sites such as those onconstruction projects.a) Site Preparation: The site should be prepared by loosening topsoil to aminimum depth of 3 inches.b) Fertilizer: Use a fertilizer analysis based on a soil test or a generalrecommendation is a 10-10-10 (NPK) commercial grade analysis at 200lbs/acre.c) Seed Installation: Seed should be installed with a drop seeder that willaccurately meter the types of seed to be planted, keep all seedsuniformly mixed during the seeding and contain drop seed tubes forseed placement (Brillion-type). The drop seeder should be equippedwith a cultipacker assembly to ensure seed-to-soil contact.d) Seeding Rates: Rates are specified in the mixture tabulation for thespecified mix.e) Packing: If the drop seeder is not equipped with a cultipacker, the siteshould be cultipacked following the seeding to ensure seed-to-soilcontact.f) Mulch: Cover soil with a hydromulch consisting of natural wood fiber orpaper fiber, water, and M-Binder at 100 lbs per acre.NATIVE SEED REQUIRED MAINTENANCE - 3 YRS:Native Grass and Forb Mixtures (mixtures beginning with the number 3)Year 1Establishment (spring seeding):1) Prepare site - Late April - May2) Seed - May 1 - June 1Maintenance:1) Mow (6-8 inches) - every 30 days after planting until September 30.2) Weed Control - mowing should help control annual weeds. Spot spraythistles, etc.Establishment (fall seeding):1) Prepare site - Late August - early September2) Seed - late September to freeze-upMaintenance (following season):1) Mow (6-8 inches) - once in May, June, and July2) Weed Control - mowing should keep annual weeds down. Spot spraythistles, etc.Evaluation:1) Cover crop growing within 2 weeks of planting (except dormantplantings).2) Seedlings spaced 1-6 inches apart in drill rows.3) Native grass seedlings may only be 4-6 inches tall.4) If there is a flush of growth from foxtail etc., mow as necessary.Year 2Maintenance:1) Mow (6-8 inches) one time between June 1 - August 15 before weedsset seed.2) Weed Control - mowing should keep annual weeds down. Spot spraythistles, etc.3) Some sites may not require much maintenance the second year.Evaluation:1) Cover crop will be gone unless winter wheat was used in a fall planting.2) Grasses forming clumps 1-6 inches apart in drill rows, but still short.3) Some flowers should be blooming (black-eyed Susans, bergamot, etc.).4) If there is a flush of growth from foxtail etc., mow site.Year 3Maintenance:1) Mow only if necessary.2) Weed Control - Spot spray thistles, etc.3) Sites usually do not require much maintenance the third year.Evaluation:1) Planting should begin looking like a prairie - tall grasses, flowers, etc.Long-termMaintenance:1) Weed Control - Spot spray thistles, etc.2) Burning (3-5 year rotation) alternate spring and fall if possible.3) Haying (3-5 year rotation) late summer or early fall. Alternate withburning (may substitute for burning).4) Burning two years in a row will really "clean up" rough-looking sites. Page M of 1Project #:Date:4/5/2021Calculated light levels shown areestimates based on informationavailable at time of layout request.Due to unknown site conditionsJTH Lighting assumes no responsibilityfor installed light levels.1. Lighting Reflectance of 80/50/20 used unless noted otherwise2. Interior calc points shown at 30" A.F.F. unless noted otherwise3. Exterior calc points shown at grade unless noted otherwise4. Emergency egress calc points shown at 0" A.F.F.5. Photometric drawings are for Design purposes only,not for Construction documentsPaper Size: ARCH D - 24X36"MN, ND, SD, W. WI6885 146TH ST WAPPLE VALLEY, MN 55124952.223.6300WWW.JTHLIGHTING.COMCORCORAN PRJCTCORCORAN MNLuminaire ScheduleSymbolQtyLabelManufacturerDescriptionArrangementLum. LumensLum. WattsLLFCalculation Summary2WP1RWL1-48L-45-4K7-3-USINGLE578446.50.9506WP2RWL2-160L-80-4K7-4-USINGLE1113780.80.950LabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinBUILDING_1_PlanarIlluminanceFc1.319.70.0N.A.N.A.4AA3RAR-2-320L-140-4K7-3-BCSINGLE114301330.9502AA4RAR-2-320L-140-4K7-4W-BCSINGLE106801330.9501AA5-2RAR-2-480L-240-4K7-3-BCBACK-BACK18910226.90.9501WP3RWL1-48L-45-4K7-4W-USINGLE570446.50.950Not to Scale101020.0'50.0'50.0'50.0'EXISTING WETLANDSEXISTING WETLANDSEXISTING WETLANDSEXISTING WETLANDSEXISTING WETLANDS136FFE = 1004.226.0'9.0' TYP.18.5' TYP26.0'32.0'80.0'26.0'P1P2P3100.0'P4FFE = 1005.5FFE = 1003.51000.01005.01010.0998.0999.01001.01001.01001.01002.01003.01004.01006.01007.01008.01009.01000.01005.01005.01010.0998.0998.0998.0999.0999.0999.01 0 0 1 .0 1001.01001.01001.01002.01002.01003.01003.01003.01004.01004.01006.01006.01007.01007.01 0 0 8 .0 1008.01009.01009.0995.0993.0994.0996.09 9 6 .0 996.0996.0997.0997.0997.0998.0998.0995.0996.0996.0996.0996.0996.0996.0996.0996.0997.0997.0997.0997.0997.0997.0997.0997.0997.09 9 8 .0998.0998.0998.0998.0998.0998.0998.0995.0994.0995.0994.0995.01005.01006.01007.01008.01009.01010.01011.01005.01004.02%%%1%%%1002.0993.0GND 996.5GND 996.5995.0995.0.5%%%.5%%%.5%%%999.0998.0997.0998.0997.0996.0996.0P40.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.00.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.00.1 0.2 0.2 0.4 0.6 0.8 0.9 0.9 1.1 1.1 1.1 0.9 0.7 0.7 0.6 0.4 0.2 0.2 0.10.2 0.3 0.5 1.0 1.7 2.3 2.6 2.9 3.0 2.8 2.9 2.8 2.5 2.2 1.8 1.1 0.6 0.3 0.20.2 0.3 0.7 1.4 2.6 3.6 4.2 5.0 5.1 4.8 4.9 5.1 4.4 3.7 2.9 1.8 0.9 0.4 0.20.1 0.2 0.5 1.2 2.4 3.5 4.4 5.0 4.8 4.6 4.8 5.0 4.8 4.0 3.0 1.8 0.8 0.4 0.20.1 0.2 0.4 0.9 1.6 2.2 2.7 2.7 2.3 2.3 2.3 2.7 2.9 2.6 2.0 1.2 0.6 0.2 0.10.1 0.2 0.5 1.1 2.1 3.0 3.7 3.7 3.3 3.1 3.1 3.4 3.6 3.0 2.2 1.3 0.6 0.2 0.10.2 0.3 0.7 1.5 2.7 3.8 4.6 5.4 5.4 5.1 5.2 5.4 4.8 4.0 3.0 1.8 0.8 0.4 0.20.2 0.4 0.7 1.3 2.3 3.1 3.6 4.2 4.3 4.2 4.4 4.5 3.9 3.4 2.7 1.6 0.8 0.4 0.20.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.10.2 0.2 0.4 0.6 1.0 1.5 1.6 1.8 2.0 1.9 2.1 2.0 1.9 1.8 1.3 0.9 0.5 0.3 0.20.0 0.1 0.1 0.2 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.4 0.4 0.5 0.7 0.7 0.7 0.6 0.5 0.5 0.4 0.3 0.2 0.1 0.10.1 0.1 0.2 0.5 1.1 1.4 1.4 1.5 1.6 1.7 1.6 1.5 1.5 1.5 0.9 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.00.1 0.2 0.5 1.2 3.5 5.6 5.3 5.6 5.2 4.3 5.8 5.4 5.6 5.2 2.1 0.7 0.3 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.00.1 0.4 1.3 3.3 7.2 9.3 8.6 9.2 7.6 6.0 9.1 8.6 9.0 9.4 4.5 1.9 0.5 0.2 0.1 0.10.1 0.1 0.5 2.4 6.9 9.7 4.4 2.8 3.3 3.0 2.7 3.5 2.7 3.3 9.5 7.9 3.1 0.6 0.2 0.1 0.00.1 0.1 0.5 2.5 7.0 7.86.9 7.4 3.0 0.6 0.2 0.1 0.00.1 0.2 0.6 2.6 7.0 7.96.9 7.4 3.1 0.7 0.2 0.1 0.0 0.00.1 0.1 0.2 0.7 3.0 7.6 8.58.0 8.0 3.5 0.8 0.2 0.1 0.1 0.00.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.8 3.1 6.6 7.26.8 6.9 3.6 1.0 0.3 0.1 0.1 0.1 0.00.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.7 3.0 7.8 8.98.1 8.4 3.6 0.9 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.10.0 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.8 2.9 7.3 8.07.0 7.9 3.5 1.0 0.5 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.20.0 0.1 0.1 0.2 0.4 0.6 0.6 0.6 0.6 0.7 0.8 1.1 3.4 8.4 9.18.8 9.5 4.1 1.3 0.9 0.8 0.7 0.7 0.7 0.6 0.6 0.6 0.5 0.30.0 0.1 0.1 0.2 0.4 0.8 1.5 1.7 1.6 1.5 1.5 1.6 2.1 4.4 8.7 8.89.1 9.0 4.2 1.8 1.9 1.9 1.7 1.6 1.6 1.6 1.7 1.7 1.1 0.60.0 0.1 0.1 0.1 0.2 0.5 1.1 2.0 2.5 2.5 2.4 2.4 2.5 2.9 4.1 5.9 6.25.3 5.4 2.9 1.9 2.4 2.6 2.5 2.4 2.4 2.5 2.5 2.3 1.5 0.70.1 0.1 0.2 0.2 0.3 0.6 1.1 1.8 2.4 2.7 2.6 2.5 2.7 2.9 3.4 5.2 5.64.1 4.4 2.3 1.6 2.1 2.5 2.7 2.4 2.4 2.7 2.6 2.1 1.4 0.80.1 0.2 0.4 0.6 0.7 0.6 0.9 1.4 1.6 1.7 1.4 1.3 1.5 1.8 2.5 4.6 5.13.9 3.7 1.8 1.1 1.3 1.4 1.4 1.1 1.2 1.5 1.6 1.4 1.1 0.60.2 0.4 0.7 1.2 1.5 1.2 0.7 0.5 0.5 0.4 0.5 0.6 0.5 0.4 1.2 3.2 4.22.2 2.4 1.1 0.3 0.3 0.3 0.4 0.5 0.5 0.4 0.3 0.3 0.3 0.2 0.10.1 0.3 0.8 1.6 2.2 2.5 1.9 0.7 0.4 0.4 0.4 0.4 0.3 0.3 0.8 2.1 2.2 0.8 1.7 3.2 3.8 3.7 3.0 1.4 0.5 1.0 1.2 0.6 0.3 0.2 0.3 0.3 0.4 0.4 0.3 0.2 0.2 0.1 0.1 0.00.1 0.2 0.6 1.4 2.2 2.7 3.0 2.0 0.9 0.6 0.4 0.3 0.2 0.2 0.4 0.9 0.9 0.6 1.4 2.1 2.1 2.1 2.0 1.2 0.5 0.5 0.6 0.5 0.4 0.5 0.6 0.6 0.6 0.5 0.4 0.4 0.3 0.2 0.1 0.1 0.10.1 0.1 0.3 0.7 1.4 2.4 3.1 3.0 2.2 1.3 0.6 0.3 0.2 0.2 0.3 0.4 0.4 0.5 0.8 0.9 1.0 1.0 1.0 0.9 0.7 0.8 1.1 1.3 1.3 1.4 1.4 1.4 1.4 1.2 1.2 1.0 0.7 0.4 0.2 0.1 0.1 0.10.0 0.1 0.1 0.2 0.6 1.3 2.2 2.8 3.1 2.9 2.1 1.0 0.4 0.3 0.4 0.5 0.5 0.6 0.7 0.7 0.8 0.8 0.7 0.9 1.1 1.5 2.0 2.3 2.6 2.8 2.7 2.7 2.8 2.6 2.2 1.9 1.3 0.7 0.4 0.2 0.1 0.1 0.00.0 0.0 0.0 0.1 0.2 0.6 1.1 1.8 2.7 3.2 3.0 2.3 1.3 0.8 0.8 1.2 1.4 1.5 1.6 1.6 1.6 1.7 1.6 1.6 1.8 2.0 2.4 2.8 3.2 3.2 3.0 3.0 3.1 3.1 2.6 2.1 1.5 0.8 0.4 0.2 0.1 0.0 0.00.0 0.0 0.0 0.1 0.2 0.4 0.9 1.5 2.2 2.4 2.4 1.9 1.4 1.5 2.0 2.3 2.7 2.9 2.8 2.8 3.0 2.7 2.5 2.3 2.1 2.0 2.0 2.0 1.7 1.4 1.4 1.6 1.9 1.8 1.4 1.0 0.5 0.3 0.1 0.1 0.0 0.00.0 0.0 0.0 0.1 0.2 0.3 0.5 1.0 1.6 1.8 1.5 1.3 1.6 2.1 2.6 3.0 3.0 2.8 2.8 3.0 2.9 2.6 2.1 1.4 0.9 0.6 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.4 0.4 0.4 0.2 0.1 0.0 0.0 0.00.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 0.9 0.9 0.8 1.0 1.2 1.5 1.5 1.3 1.1 1.1 1.3 1.6 1.4 1.0 0.7 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.3 0.5 0.5 0.3 0.1 0.1 0.0 0.00.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.3 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.6 1.0 1.0 0.6 0.2 0.1 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.10.0 0.2 1.0 1.8 1.7 0.9 0.3 0.1 0.0 0.0 0.00.1 0.2 1.4 2.4 2.2 1.2 0.4 0.1 0.0 0.0 0.0 0.00.1 0.2 1.6 2.8 2.5 1.3 0.4 0.1 0.0 0.0 0.0 0.0 0.00.1 0.2 1.5 3.1 2.9 1.5 0.4 0.1 0.0 0.0 0.0 0.0 0.00.2 0.3 1.2 2.9 2.9 1.5 0.5 0.2 0.0 0.0 0.0 0.0 0.00.2 0.4 1.1 2.8 2.8 1.5 0.5 0.1 0.0 0.0 0.0 0.00.2 0.3 1.2 3.0 2.9 1.5 0.5 0.2 0.0 0.0 0.0 0.00.0 0.1 0.2 1.5 3.1 2.8 1.5 0.4 0.1 0.0 0.0 0.0 0.00.0 0.1 0.2 1.6 2.8 2.4 1.3 0.4 0.1 0.0 0.0 0.00.0 0.0 0.2 1.3 2.3 2.1 1.2 0.4 0.1 0.0 0.0 0.00.0 0.0 0.0 0.2 0.9 1.6 1.6 0.9 0.3 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.1 0.5 0.9 0.9 0.5 0.2 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 0.2 0.4 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.0 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 April 15, 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 The following is a summary of project status for current, active projects: 1.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. 2.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. 3.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 reviewed at a public hearing on at the Planning Commission on April 1st and is scheduled for City Council action on May 27th. 4.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 May 6th and City Council review on May 27th. 5.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 was reviewed at the April 1st Planning Commission meeting and City Council action is expected on April 22nd. 6.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. The application has been scheduled Agenda Item 8a. MEMORANDUM 2 for a public hearing at the May 6th Planning Commission meeting and action at the May 27th City Council meeting. 7.William Tombers request for Certificate of Compliance 8901 Cain Road (PID 15-119-23-13-0005) (city file 21-013). The applicant is requesting approval to allow construction of a new agriculture accessory building. The request has been administratively approved. 8.Request from Westside Tire for a Zoning Ordinance text amendment (city file 21-014). The applicant is requesting approval of a text amendment to allow outside storage and parking as a principal use in the I-1 zoning district. If approved, the change would apply to all property in the I-1 zoning district. Staff is reviewing the application for completeness. If complete, the application will be scheduled for the June 3rd Planning Commission and action at the June 24th City Council meeting. The following projects were recently acted upon and will be closed out: 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 has been administratively approved. 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 project was approved at the April 8th City Council meeting. 3.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 application has been withdrawn by the applicant. 4.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 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 approved by the City Council on March 25th. 5.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 was reviewed at a public hearing and approved by the City Council on March 25th. 6.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 was administratively approved. 7.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. Agenda Item: 8b. 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: May 6, 2021 Planning Commission Brad Martens, City Administrator City Council Report The Planning Commission last met on April 1, 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. April 8, 2020 Council Work Session •Staff planning and compensation philosophy o Directed staff to begin the initial work of establishing comparable cities for the Council to review April 8, 2020 Council Meeting •Fire Department Annual Reports o Received annual reports from the Hanover, Loretto, and Rogers Fire Departments •Final Plat and Final Planned Unit Development Plan for Tavera o Approved the final PUD development plan with an amendment; approved the final plat and development contract for the first phase with 33 single family homes •Appaloosa Woods Street Improvements – Accept Feasibility Study, Order Improvement Hearing, & Authorize Plans and Specs o Accepted the feasibility study, ordered the improvement hearing, and authorized plans and specifications Page 2 of 3 •Code Enforcement Update o Heard an update on code enforcement; directed staff to continue with proactive code enforcement; requested further discussion on RV storage and campaign sign enforcement •Finance Manager Hiring Process o Approved the job description and authorized staff to proceed with the recruitment process •Government Fee Analysis Proposal o Authorized staff to proceed with the proposal as presented •City Council and Commission Ordinance Discussion o Directed staff to obtain information on establishing limits on city officials having multiple roles and information on establishing term limits •Charter Commission Application o Tabled the application to the April 22nd meeting April 22, 2020 Council Work Session •Residential zoning district standards o Directed staff to draft information based on the discussion to be presented at a joint Council/Planning Commission meeting in June April 22, 2020 Council Meeting •Recruitment Process – Maintenance Worker o Authorized the recruitment process for the additional Maintenance Worker position •Rear Setback Variance at 6433 Bluestem Circle o Directed staff to draft a resolution for approval for the May 13th meeting •Preliminary Plat and Variance Application for “Franzen Estates” at 23020 Strehler Road o Approved the item with an amendment allowing a separate driveway for the existing property to the south •Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook Lake Highlands” at 19220 County Road 10 o Denied the application for the project which would have included a senior coop, single family homes, memory care, and a day care •PUD Sketch Plan for Refuge at Rush Creek o Provided general support for the project for nine homes on smaller lots adjacent to a wetland bank •66th Avenue/Gleason Parkway Corridor Improvements o Awarded the low bid for the project with contingencies on securing escrow, easements, and permits •Appaloosa Woods Street Improvements o Accepted plans and specifications and authorized bidding for the project Page 3 of 3 •2021 Dust Control Program o Called the public hearing for the potential assessment for the dust control treatments for 2021 •Corcoran Trail East/West Improvements Finance Plan o Directed staff to finalize the feasibility study using the assessment policy with a credit for not receiving an overlay •Planning Commission Appointment o Appointed Mark Lanterman to the Planning Commission for a term ending February 29, 2024 •2021 Work Session Schedule o Scheduled work sessions for May 13th and June 10th at 5:30 pm •Full-Time Police Officer Job Offer o Authorized staff to extend a conditional employment offer to Josh Lawson for the position of full-time police officer Attachments: None