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2021-07-01 Planning Commission Agenda Packet
CITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda July 1, 2021 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum 5. Minutes a. Minutes – June 3, 2021* 6.New Business - Public Comment Opportunity a.Public Hearing. Rezoning, Preliminary Plat and Planned Unit Development Application for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-34-0002 and 01-119-23-43-0009) (city file no. 21-017)* i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation b.Public Hearing. Preliminary Plat and Variance for “Gordon’s Country Estates First Addition” at 19701 and 19717 Jackie Lane (PID 01-119-23-22-0024 and 01-119-23-22-0021) (city file no. 21-025)* i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation c.Public Hearing. Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (city file 21-028)* i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation d.Public Hearing. Land Use Map Amendments and Amendment to the Corcoran Southeast District Plan and Design Guidelines (city file 21-020)* i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation 7. Reports/Information a.Planning Project Update* b.City Council Report* – Council Liaison Nichols c.Other Business HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Planning Commission meetings at City Hall resuming July 1, 2021. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 312 626 6799 US Enter Meeting ID: 825 7779 8400 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: https://us02web.zoom.us/j/82577798400 visit http://www.zoom.us and enter Meeting ID: 825 7779 8400 Participants can utilize the Raise Hand function to be recognized to speak during the Public Comment sections in the meeting. Participant video feeds will be muted. For more information on options to provide public comment visit: www.corcoranmn.gov *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 8.Commissioner Liaison Calendar City Council Meetings 7/8/21 7/22/21 8/12/21 8/26/21 09/09/21 09/23/21 Shoulak Vehrenkamp Wu Jacobs Lanterman Shoulak 9. Adjournment CITY OF CORCORAN Corcoran Planning Commission Minutes June 3, 2021 - 7:00 pm The Corcoran Planning Commission met on June 3, 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: Commissioners Jacobs, Lanterman, Shoulak, Vehrenkamp (arrived late), and Wu. Also present via telephonic or other electronic means: City Planner Lindahl, Planner Davis, and Council Liaison Nichols. 1.Call to Order/Roll Call Commissioner Vehrenkamp called the meeting to order at 7:00 pm. 2.Pledge of Allegiance 3.Appoint Vice Chair Motion made by Jacobs, seconded by Lanterman, to nominate Commissioner Shoulak as Vice Chair. Voting Aye: Jacobs, Lanterman, Shoulak, and Wu. (Motion carried 4:0). 4.Agenda Approval Motion made by Wu, seconded by Lanterman, to approve the agenda as presented. Voting Aye: Jacobs, Lanterman, Shoulak, and Wu. (Motion carried 4:0 ). 5.Open Forum (none) 6.Minutes a. Minutes – May 6, 2021 Motion made by Vehrenkamp, seconded by Lanterman, to approve the minutes. Voting Aye: Lanterman, Vehrenkamp, and Wu. Abstained: Jacobs and Shoulak. (Motion carried 3:0:2). 7.New Business – Public Comment Opportunity Joel Kadlec, 10510 Robert Lane, asked for confirmation that the Amberley and Bellwether application would be tabled to the next Planning Commission meeting. a.TABLE TO THE JULY 1ST MEETING – Rezoning, Preliminary Plat and Planned Unit Development Application for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-34-0002 and 01-119-23-43 -0009) (city file no. 21-017). i.Staff Report – Planner Lindahl provided a summary of the application and provided the reasoning behind tabling the item to the next meeting. ii.Commission Discussion & Recommendation – The Commission asked questions related to the infrastructure concerns and whether the application was an extension of Bellwether. Motion made by Lanterman, seconded by Shoulak, to table item 7A to the July 1st, 2021, meeting. Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu. (Motion carried 5:0). Agenda Item: 5.a. b. Public Hearing. Request from Westside Wholesale Tire for a Zoning Ordinance Text Amendment to the Light Industrial (I-1) Standards (city file no. 21-015). i. Staff Report – Planner Lindahl presented her staff report. ii. Public Hearing – Chair Jacobs opened the public hearing. iii. Close Hearing Motion made by Lanterman, seconded by Wu, to close the public hearing. Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu. (Motion carried 5:0). iv. Commission Discussion & Recommendation – The Commission discussed the clarity of the proposed ordinance language, how this ordinance could be applied to other industrial properties throughout the City, the interim use permit process, similarly situated parcels separated by a street in the City, the benefit and impact of a reduced setback in industrial zoned areas, tying the 25’ setback to the size of the lot, the intention to preserve the existing tree line and private snowmobile trail, screening, and curb and gutter requirements. Motion made by Jacobs, seconded by Vehrenkamp, to recommend approval of the draft Ordinance amending Section 1040.125 (Light Industrial) of the Zoning Ordinance. Voting Aye: Lanterman . Voting Nay: Jacobs, Shoulak, Vehrenkamp, and Wu. (Motion failed 1:4). Motion made by Shoulak, seconded by Vehrenkamp, to modify the proposed draft Ordinance amending Section 1040.125 (Light Industrial) of the Zoning Ordinance but keeping the 50’ setback and revising verbiage for sections B1 and C1. Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu. (Motion carried 5:0). Motion made by Jacobs, seconded by Lanterman, to recommend approval of the draft Resolution approving findings of fact for the amendment. Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu. (Motion carried 5:0). Landon Pohl, the applicant’s engineer, addressed the Commission explaining the 25’ setback allows them to not disturb the existing tree line and drainage ditch to the south which protects the surrounding wetlands. c. Public Hearing. Conditional Use Permit for Dave Dornsbach on the Property located at 6805 Rolling Hills Rd (PID 32-119-23-11-0002) (city file no. 21-018). i. Staff Report – Planner Lindahl presented her staff report. ii. Public Hearing – Chair Jacobs opened the public hearing. Dave Dornsbach, the applicant, introduced himself to the Commission. iii. Close Hearing Motion made by Vehrenkamp, seconded by Lanterman, to close the public hearing. Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu. iv. Commission Discussion & Recommendation – The Commission discussed conflicting language in 1030.020, Subd. 4(g) and 1030.020, Subd. 5(d), the impact the conflict in the City Code has on the ability to approve the applicant’s request, past precedent of applying Subd. 5(d) to approve increased sidewall height in similar accessory structures, and the possibility of moving the building outside of the floodplain forest. Motion made by Lanterman, seconded by Wu, to recommend approval of the draft Resolution approving the Conditional Use Permit for an accessory building exceeding sidewall height on the property. Voting Aye: Jacobs, Vehrenkamp, and Wu. Voting Nay: Lanterman and Shoulak. (Motion carried 3:2). Planner Lindahl explained she would have the City Attorney review the conflicting language to determine how best to move forward. 8. Reports/Information a. Planning Project Update – Planner Lindahl answered questions from the Commission relating to Cook Lake Highlands and the final plans approved for NAPA. b. Commission Training Session - The Commission selected 5:30 PM on July 21st for a training work session. c. City Council Report – Councilor Nicholas confirmed the request to resubmit a similar proposal for Cook Lake Highlands and an overview of the modifications to the approved plans for NAPA. Planner Lindahl confirmed the proposal for D&D Service was approved as recommended by the Planning Commission. Planner Davis answered Commissioner Wu’s question about the portion of Can Road that a resident has requested to be vacated. d. Other Business – Planner Davis reminded the Commission about the scheduled joint work session with the City Council at 5:30 PM on June 10th, 2021, to discuss an urban cluster ordinance. The Commission also discussed moving to an in-person format as of July 1st, 2021. Chair Jacobs asked Planner Lindahl to obtain a copy of a slide deck used in a joint work session at a meeting in Dayton. 9. Commissioner Liaison Calendar City Council Meetings 6/10/21 6/24/21 7/8/21 7/22/21 8/12/21 8/26/21 Jacobs Lanterman Shoulak Vehrenkamp Wu Jacobs 10. Adjournment Motion made by Lanterman, seconded by Shoulak, to adjourn the June 3rd, 2021, Planning Commission meeting. Voting Aye: Jacobs, Lanterman, Shoulak, Vehrenkamp, and Wu. (Motion carried 5:0). Meeting adjourned at 9:20 pm. Submitted by Natalie Davis Planner 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6.a. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: June 22, 2021 for the July 1, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Rezoning, Preliminary Plat and Planned Unit Development Application for Van Blaricom and Schober properties for “Amberley and Bellwether” (PID 01-119-23-34-0002 and 01-119-23-43-0009) (city file no. 21-017) 120-DAY REVIEW DEADLINE: September 8, 2021 1.Description of Request The applicant is requesting approval for a preliminary plat that includes 116 lots that will be part of Bellwether and 76 single family lots that will be platted as “Amberley” subdivision. The land area includes two separate parcels totaling 77.22 acres. 2. Background Bellwether (originally Encore) is an active adult neighborhood developed by Pulte under the Del Webb brand. Bellwether is a multiphase development that has received final approval for five out of six phases approved at this time. The Bellwether development was approved with a parks plan that included a large open space park and a smaller neighborhood park in the development near the southwest corner of the proposed Van Blaricom development. 3.Parks and Trails Commission review The Parks and Trails Commission reviewed this item at their May 20th meeting. They voted to recommend: 1. The sidewalk on “Road 4” shall extend the entire length of the street to connect to “Road 5” adjacent to the park, 2.The final alignment of the trail through the proposed park be determined by the City as part of the final design, 3.The trail shall be moved outside of the wetland buffer, 4.Revise the plans to show that at 15-20 stall parking can be accommodated on site while retaining adequate space for functional park space, 5.The off-road trail shall be given park dedication for the 20-foot trail easement net area per the Park Dedication standards, 6.The city will not accept the park land south of Lot 11, Block 8 as it is separated from the park by wetland, 7. The City will accept the net area of park and trail easement and the remainder as cash in lieu of land to satisfy park dedication requirements. Amberley and Bellwether 7th Addition (21-017) 2 July 1, 2021 4. Context Zoning and Land Use The site is zoned RSF-2 (Single Family Residential 2) for the Van Blaricom property and zoned PUD for the Schober property. The Comprehensive Plan designates the properties as Low Density Residential. Surrounding Properties All the surrounding properties are in the MUSA (Metropolitan Urban Service Area). The property to the east and south are part of the Bellwether development and are guided Low Density Residential and zoned PUD (Planned Unit Development). The properties to the north and west are guided Existing Residential and are zoned UR (Urban Reserve) and PUD as part of Bellwether. Natural Characteristics of the Site The west side of the Van Blaricom property has a large emergent wetland that leads into the center of the property according to the Natural Resource Inventory Areas map (Map 1-7) in the Comprehensive Plan. A portion of the site is also located in the FEMA floodplain. 5. Analysis A. Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and Zoning Ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. B. Consistency with Ordinance Standards Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s Amberley and Bellwether 7th Addition (21-017) 3 July 1, 2021 comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. The entire property is proposed to be included in this PUD but it will included two separate neighborhoods: i. The Schober property and the southeast portion of the Van Blaricom property will be part of the Bellwether development homeowner’s association and these 116 homes will have access to all of the Bellwether amenities. ii. The northwest portion of the Van Blaricom property will be part of the “Amberley” neighborhood and these 76 homes will not be part of the Bellwether association. No street connection is provided between the neighborhoods which will help make this distinction. However, a trail will connect the two neighborhoods. Rezoning to PUD The Schober property at 19319 Stieg Road was platted as Lot, Block 4, Bellwether 2nd Addition. The property was planned to be included in a future phase of Bellwether and was zoned PUD. No rezoning is required for this portion of the site, but it will be subject to the PUD for this project, which are proposed to be based on the standards approved as part of the Bellwether approvals. The Van Blaricom property is proposed to be rezoned from RSF-2 to PUD. This property includes land that will be included in the Bellwether development and land that will be single family lots in Amberley. The lot standards are discussed in the preliminary PUD development plan section of this report. The Zoning Ordinance has established a PUD zoning district with the purpose of promoting a creative and efficient use of land by providing design flexibility in the development of residential neighborhoods and/or nonresidential areas that would not be possible under a conventional zoning district. In this case, the developer is requesting PUD flexibility primarily for lot size and setbacks and architectural standards. The City must review this request for compliance with the PUD standards as follows: 1. The planned development is not in conflict with the Comprehensive Plan. The planned unit development is not in conflict with the Comprehensive Plan. The proposed pre- development density of 2.70 units per acre is expected to be within the 3-5 units per acre required in the Low Density Residential land use classification when calculated with post-development numbers at final plat. The plan incorporates the homes, trail, park and infrastructure anticipated within the site. 2. The planned development is not in conflict with the intent of the underlying zoning district. The planned development of 192 single family homes is consistent with the intent of the RSF-2 zoning district, which allows single homes. The applicant is requesting approval of PUD zoning for design Amberley and Bellwether 7th Addition (21-017) 4 July 1, 2021 flexibility to allow for modification to the architectural standards, provide a mix of lot sizes and reduced setbacks for this neighborhood at a density consistent with the Comprehensive Plan. 3. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The development is not in conflict with other applicable provisions of the Zoning Ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development, land for the City well and water tower sites, park land, off-site improvements on Stieg Road, turn lane improvements on County Road 116, and trunk infrastructure improvements that will serve a larger development area and increased amenities for Bellwether residents. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible without dependence upon any other subsequent phase. The project is a continuation of the existing Bellwether development and development is contingent upon completion of trunk infrastructure improvements and water service. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. With the improvements required by the feasibility study, the development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails consistent with the City’s Comprehensive Plan and dedication of additional City park to add to the dedication from earlier Bellwether additions. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The planned development is a residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The development will be on the low end of the 3-5 units per net acre planned for this property. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations Amberley and Bellwether 7th Addition (21-017) 5 July 1, 2021 The quality of the site design proposed by the PUD shall substantially enhance the aesthetics of the site, install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City’s density goals while providing land for city park, well and water tower needs, providing trails and quality architecture. The Zoning Ordinance states that “the rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan.” The Council should approve the rezoning to be effective at such time as the final PUD development plan is adopted. Preliminary PUD development plan The PUD offers enhanced flexibility to develop the site through the relaxation of most typical zoning district standards. The PUD allows for a greater variety of land uses, construction phasing and a potential for lower development costs. In exchange for this flexibility, the City expects a higher level of design, more sensitive development or more significant infrastructure improvements than might otherwise be required. All of the homes proposed in this development will be single-family homes. The eastern 116 homes will be for active seniors as an expansion of the Bellwether development, which is an age-restricted community that provides a wide range of property management services and recreational amenities to its seniors. The properties are managed by a homeowner’s association that provides yard and snow maintenance and are restricted by covenants that require at least one person in the household to be 55 or older. No children are allowed to live in the community. The community is served by a recreational community center. The western 76 homes will be standard single family homes. They will not be part of the Bellwether association and will not have access to the private amenity center in the development. Lot Standards and Setbacks The plan shows villas that will be marketed to a 55+ age buyer. These villas are connected to the Bellwether development by street extensions from 102nd Place and 103rd Avenue. The development on the south side of the Van Blaricom property will be incorporated into the existing PUD and will be managed by a homeowner’s association. The Amberley single family homes are not connected to the Bellwether development. These lots will have separate access from Stieg Road. These homes will not be part of the Bellwether HOA. Amberley and Bellwether 7th Addition (21-017) 6 July 1, 2021 The Bellwether development used the RSF-3 (Residential Single Family 3) lot standards as the framework for the PUD. The proposed lot standards for the project would vary between the Bellwether and Amberley portions of the proposed PUD as shown in the following table: RSF-3 Zoning Amberley (Van Blaricom) PUD Bellwether PUD Minimum lot area 7,500 sq. ft. 9,156 sq. ft. 5,000 sq. ft. Minimum lot width 65 feet 65 feet 44 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet 100 feet 100 feet Front, From all other streets 20 feet 25 feet 20 feet Front Porch (≤ 120 sq. ft.) 15 feet 15 feet 15 feet Side (living) 10 feet 7.5 feet 5 feet Side (garage)** 5 feet 7.5 feet 5 feet Rear 30 feet 30 feet 20 feet Maximum Principal Building Height 35 feet 35 feet 35 feet Minimum Driveway depth 22 feet 22 feet 22 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Minimum separation between structures on adjacent parcels shall be 15 feet. The Amberley portion of the PUD has lots that range in size from 9,156 – 24,826 sq. ft with an average lot size of 11,526 sq. ft. The 15-foot required side yard setback between buildings is met by requiring 7.5-foot setbacks rather than 5- and 10-foot setbacks. All lots in this portion of the PUD would comply with the intent of the RSF-3 standards used as the baseline when evaluating the Bellwether PUD. However, it would require PUD flexibility from the 11,000 sq. ft. minimum lot size and 80-foot minimum lot width required in the existing RSF-2 zoning on the Van Blaricom property. Staff supports the requested flexibility as the lot sizes are consistent with the intent of that district and are generally consistent with the RSF-3 district standards. Staff notes that the front yard setback applies to all lot frontages. Corner lots are required to meet the front yard setback on both streets. While the Zoning Ordinance allows a 20-foot front yard setback, it does so with the understanding that the garages will be setback from the front home elevation, thereby allowing adequate driveway space. Section 1060.060, Subd. 5 of the Zoning Ordinance requires that the driveway be at least 22 feet in length between the front of the garage and the street, roadway or sidewalk; and “not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety.” It is not clear from the plans provided by the applicant if the Amberley and Bellwether 7th Addition (21-017) 7 July 1, 2021 driveways comply with this requirement. The final PUD plans must include house pads and driveways to ensure compliance with city standards. Driveways must allow remain outside of the 5-foot drainage and utility easement on the side lot lines The site plan provided by the applicant also shows that in some cases driveways may encroach into the 5-foot setback at the lot line. Staff recommends that driveways comply with the 5-foot side yard setback to ensure that driveways remain outside of the City’s drainage and utility easements. Details of the driveway dimensions and setbacks have not been provided by the applicant. Staff has included a condition that the applicant provide details of the driveway and house pads that demonstrate compliance with the setbacks and length as part of the final plat and final PUD plan submission. Design Requirements The applicant has three widths of homes (34-foot, 45-foot, and 50-foot wide homes) that have the option of being finished with a total of 11 different floor plans and five different architectural styles for each of the home widths in the Bellwether portion of the development. The applicant has provided elevations for all combinations , but there are limited details. The applicant will be required to submit the additional elevations and floor plans with the final plat and final PUD plan application. The Amberley neighborhood will have different home plans (Baldwin, Greenfield, Hilltop, Riverton and Westchester). The plans generally appear to comply with the architectural standards, but more information is required. The applicant will be required to submit the additional elevations and floor plans with the final plat and final PUD plan application. • The preliminary house plans have been submitted and are available at city hall, but due to the size (151 pages) have not been included in this packet. Since the products may change in the course of the build-out, additional home plans may be considered. Any changes or updates to the architectural elevations or plans provided to the City must be approved by City staff to ensure compliance with PUD approvals. The RSF-3 district is subject to the design standards listed in Section 1040.040, Subd. 8 of the Zoning Ordinance. The applicant is requesting PUD flexibility from several of these standards, as noted below. Section 1040.040, Subd. 8, A. Front Elevation Materials: The Ordinance specifies a range of material types (excluding vinyl), and requires a minimum of two different materials. If the applicant wishes to use vinyl siding on the front elevation, they must provide a minimum of three different material types. The code states that no more than 75% of one type of exterior finish be used on the front elevation. Amberley and Bellwether 7th Addition (21-017) 8 July 1, 2021 The plans provided by the applicant comply the requirements for front elevations. The applicant’s narrative states that all front elevations will have cultured stone, vinyl siding, LP trim, upgraded garage doors, and Fypon accents. The homes include variations of the wall face using pilasters, columns, wainscots, canopies and other architectural elements. Pulte offers customers five different product lines that feature different floor plans per product line, which comply with Section 1040.040, Subd. 8, A 4. The code requires that the percentage of each used material/style of materials used shall be shown on the plans. Updated plans must be submitted to ensure compliance. This same section states “Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it.” The applicant will be required to comply with this standard when applying for a building permit for the individual homes. Section 1040.040, Subd. 8, B. Garages: The ordinance allows garages to comprise no more than 55% of the viewable ground floor, and requires that the garage doors be architecturally styled to match the exterior design of the home. The garages shown in the elevations are integrated into the architecture of the building. The applicant is requesting PUD flexibility to allow the garages in Bellwether to comprise more than 55% of the viewable ground floor. The applicant’s narrative indicates that while seniors do not require increased areas for living space, they still require standard garages with space for two cars and other equipment such as golf carts. A portion of the product line (the 40-foot wide homes) offered will comply with this standard, but most of homes offered will not comply. The Bellwether master plan included approval of this flexibility with the condition that upgraded garage doors are added. The intent of the code is to limit the amount of garage that faces the street so that emphasis is placed on the living space of the house where more architectural features / interest is expressed. Staff recommends the same flexibility be allowed for this addition. No garage flexibility is requested for Amberley and it appears that all homes can comply with these standards. This percentage must be provided with the final plans to confirm compliance. Section 1040.040, Subd. 8, D. Other Elevations: The ordinance requires equal architectural treatment on all sides of the building when located on or visible from a street or public park. Specifically, the ordinance requires any elevation facing a street or public park to use two different materials or styles that are compatible with the front elevation. PUD flexibility is being requested from this standard. The applicant states that it is difficult to incorporate two materials on the rear of the single story, narrower home type and proposes either banding board with shake siding near the roof or banding board with different colored siding above and below the banding board. Amberley and Bellwether 7th Addition (21-017) 9 July 1, 2021 • Staff agrees that meeting this standard can be difficult with a single level home, but that adding wider window trim and a band board can address this requirement. The applicant has provided a graphic showing the proposed locations of the architectural upgrades, shown below. The green dots (and the blue dot added by staff) are lots where there are two fronts equal architectural treatment is required. The applicant is requesting that the lots with the red dots not be required to comply with standard and that they only be required to provide 4-inch vinyl trim around windows on side and rear elevations and will have either a banding board with shake siding or a contrasting color of lap siding. The landscape plan shows an upgraded landscape plan along Stieg Road (4-5 trees) in the rear yard. In the previous additions of Bellwether, this flexibility was allowed with an additional 5-foot rear setback and similar landscaping. Staff would support continuing this flexibility as requested, however, the Planning Commission should provide direction. Figure 1 Architectural Design Flexibility Requested Amberley and Bellwether 7th Addition (21-017) 10 July 1, 2021 Utilities The site is a water tower search site. The available sites for water tower development were identified in a feasibility study and two were identified, one of which is in the southwest corner of the Van Blaricom property. This would be evaluated as part of the feasibility study. The applicant’s narrative and plans indicates that they will be providing land for a new city water tower and a new city will in the proposed public park. Municipal water is not currently available to the site. The Bellwether development has access to water from the City of Maple Grove, however, the agreement that allowed this does not extend to the proposed development. The City Administrator has met with the City of Maple Grove, and the City of Maple Grove has stated it would be open to moving where the water is needed in Bellwether and could be open to expanding water service. This issue was evaluated as part of the feasibility study prepared by Stantec in March 2021. The developer’s plans are consistent with the ultimate city plans, but confirmation of the water connection either to the Corcoran or Maple Grove system is required prior final plat approval. The site can obtain sanitary sewer service from the Bellwether development. Transportation and Access The streets are a mix of 50- and 60-foot street rights-of-way. This complies with the approved Bellwether plans and resolutions and City standards. Access to the new villas would be from an extension of the existing roads within the Bellwether development. Access is proposed for the new single family homes with two new curb cuts off Stieg Road. The plans show upgrades to Stieg Road in front of the subdivision and improvements to CR 116 as required by the feasibility study. The developer has indicated that they are unable to fund all of the improvements shown in the feasibility study and has requested that costs be limited to improving Stieg Road to the western extent of the project in the full three-lane urban section and reduce the improvement to a paved version of the existing street section for the remainder out to CR 116. This would leave additional improvements to the City to finance. The Council will be discussing this issue at the June 24th meeting. If the Council approves a lesser improvement than shown in the feasibility study, the applicant will be responsible for securing the necessary permits from Hennepin County. Stormwater Stormwater is managed on site. However, in addition to on-site management the City Engineer recommends a $100,000 contribution to off-site improvements in lieu of a stormwater utility fee. Amberley and Bellwether 7th Addition (21-017) 11 July 1, 2021 Public Safety Public Safety has reviewed the plans and has no comment at this time. Wetlands The wetland delineation has been approved. The subject wetlands are ranked on the National Resource Communities Quality Rankings map as medium quality. The plans must clearly show the wetland, wetland buffer and wetland buffer setback. Wetland buffer monument signs must be shown in compliance with Section 1050 of the Zoning Ordinance. All wetlands must be blanketed by a drainage and utility easement. Floodplain FEMA floodplain exists on site and must be modified through the formal FEMA process after completion of the project. Landscaping Landscape plans show one tree in front of each house. These trees are allowed in the right-of-way on streets with a 60-ft. right-of-way and were required to be placed outside of the right-of-way on streets with 50-ft. rights-of-way. Additionally, the plans include upgraded landscaping at the entries off Stieg Road and behind the homes that abut Stieg Road. The plans do not show any monument signage at this time. Development signage is allowed at the entrance in compliance with Section 84 of the City Code. Parks and Trails The plan is showing sidewalks on one side of all public streets as required; however, staff recommends that the sidewalk on “Road 4” extend the entire length of the street to connect to “Road 5” adjacent to the park. The plans show a trail connection through the new park. The final alignment should be determined by the City as part of the final park design and should provide access to the city water tower site and well house. The City engineer recommends that the well house be located near the street rather than in the park as shown. The trail extends from the park as an on-road trail until it wraps around the north side of wetland #2 and the west property where it is an off-road trail until it reaches Stieg Road where it will connect with a planned on road trail. The City requires an 8-foot wide trail in a 20-foot wide easement. The segment between “Road 4” and the “Road 1” cul-de-sac is shown 12 feet wide to serve as a trail and an emergency vehicle access. The trail plan is generally consistent with the City’s trail plan adopted as part of the Comprehensive Plan. However, there are several areas where the trail is in the wetland Amberley and Bellwether 7th Addition (21-017) 12 July 1, 2021 buffer. The plans should be revised to shift the trail outside of the wetland buffer. Trails are not structures and do not have to meet the wetland buffer setback requirements but must remain outside of the buffer. It appears this could be accommodated through wetland averaging in most cases, but a trail easement over a few lots will be required to accommodate the trail. Three Rivers Park District is continuing to work to finalize the alignment of the Diamond Lake Regional Trail corridor and has expressed a desire extend that trail through the Van Blaricom property. Staff will continue to work with the applicant, the TRPD and the Parks and Trails Commission to finalize a trail alignment through this property. The TRPD trail is generally a 10-foot wide trail in a 20-foot easement. The Comprehensive Plan showed a Community Park and Bellwether deeded 8.93 net acres of land for that park. The Plan also showed a neighborhood park and Bellwether 5th Addition dedicated 3.20 net acres for a portion of the neighborhood park. This development would dedicate the remainder of the land for this neighborhood park and proposes dedication of 6.81 net (8.36 gross) acres and nearly an acre of that would be for the water tower and well sites. The City will design the park in the future and has not committed to any of the uses shown on the Pulte park exhibit. Original Park Plan from Preliminary Approvals Proposed Van Blaricom Development Neighborhood parks are intended to service residents within ¼ - ½ mile but will likely serve a larger area. Therefore, the City should consider a small parking lot in the park. The City Code does not establish parking standards for public parks. The 5.13-acre Wildflower Park in Ravinia has no on-site parking but relies on on-street parking where the developer provided 10 stalls on the street adjacent to the park. There is no opportunity to provide that type of bump-out parking for Bellwether because the park is tucked behind homes. A review of industry sources provides a wide range of criteria for parking standards: Amberley and Bellwether 7th Addition (21-017) 13 July 1, 2021 • The Institute of Transportation Engineers “Parking Generation, 4th Addition” book suggests 2.6 parking stalls per acre for a neighborhood park. This neighborhood park would be 7.7 acres, which would require 20 parking stalls. • The American Planning Association “Parking Standards” book reviews standards from cities across the country and suggests one space for each ½ acre of developed park area up to 15 acres and one space for each additional acre in excess of 15, which would require 15 parking stalls. Staff recommends that some off-street parking be provided on site. A lot of 15-20 spaces would seem to be appropriate for a neighborhood park of this size. Access to the community park would also be available from the amenity center and future parking would be provided on the southwest portion of the site when the final phase is constructed. The Parks and Trails Commission recommended that the developer to revise the concept plan to show how the parking could be accommodated on site. The Comprehensive Plans note that neighborhood parks typically range in size from 5-20 acres in size. The land proposed in this phase and the 5th addition would be approximately 10 net acres. Neighborhood parks are encouraged to be located near community parks to expand the function of all types of open space. Community parks are intended to be 20-100 acres and the Community park dedicated with Bellwether and planned to be dedicated with the final phase would be approximately 12 acres. The City will review the final park dedication area after the land south of Lot 11, Block 8 is removed from the park dedication calculation (because it is separated from the park by wetland and is unusable) and the plans are revised to show the parking, public works features and park features or whether more land should be taken to meet the park dedication requirements. This could be finalized with the final PUD development plan. The ordinance requires 15% of the land (or a combination of land/cash) in a development to be dedicated as park land. This site has a pre-development net acreage of 72.2, which requires dedication of 10.83 acres of park land. The applicant is proposing 0.96 acres of trail easement plus 6.81 acres of park land for a total of 7.77 acres. The remaining park dedication would be satisfied with a cash payment. The applicant’s current proposal would result in: 1. 7.77 net acres of park land (satisfies 72% of the park dedication requirement) and 2. $248.801.25 cash-in-lieu ($4,628 x 192 units x 0.28) (28% of total park dedication). The applicant has other numbers in their narrative. The Parks and Trails Commission recommendations will result in changes to the plan and final park dedication calculations will be evaluated as part of the final PUD application. The City should accept park dedication in the form of land where shown on the maps. The City may accept cash-in-lieu of land if park dedication requirements are not met by the park and trail dedication. Amberley and Bellwether 7th Addition (21-017) 14 July 1, 2021 Final park dedication area calculations (net and gross) must be provided with the final PUD development plan. Preliminary Plat The preliminary plat requests approval of 116 lots in Bellwether. The applicant states that lots will be a minimum of 44, 50 and 60-foot wide lots, but all lots. The ordinance requires a minimum lot width of 65 feet measured at the lot line in the RSF-2 district. The applicant has provided plans that provide 44-foot lot widths measured at the building setback. The lots are generally consistent with the prior Council approvals for Bellwether. The lots in Amberley are generally consistent with the RSF-2 standards with 65-foot wide lots and an average lot size in excess of the 11,000 sq. ft. minimum lot size. 6. Conclusion Staff finds that with Bellwether portions of the PUD are desirable extension of the existing neighborhood and are consistent with previous approvals. The Amberley portion of the project is consistent with RSF-3 single family standards, except for the PUD flexibility requested from the architectural standards along Stieg Road and the desire to meet the 15-foot separation between buildings with 7.5-foot side yard setbacks rather than 5 and 10 feet. Staff recommends approval of the request subject to the conditions in the attached resolutions. 7. Recommendation Move to recommend approval of the following: a. Ordinance Rezoning to PUD b. Resolution Approving Findings of Fact for Rezoning c. Resolution Approving Preliminary PUD Development Plan d. Resolution Approving Preliminary Plat Attachments 1. Ordinance Rezoning to PUD 2. Resolution Approving Findings of Fact for Rezoning 3. Resolution Approving Preliminary PUD Development Plan 4. Resolution Approving Preliminary Plat 5. Location Map 6. City Engineer’s Memo dated June 22, 2021 7. Public Safety Memo dated May 5, 2021 8. Applicant’s narrative dated May 11, 2021 9. Bellwether 7th Plans received April 21, 2021 10. Amberley Plans received April 29, 2021 Amberley and Bellwether 7th Addition (21-017) 15 July 1, 2021 11. Park Area exhibit received April 21, 2021 12. Park Exhibit received May 19, 2021 13. Trail Exhibit received April 21, 2021 14. Phasing Plan dated May 11, 2021 15. Design Standards Architecture Exhibit received April 21, 2022 16. Original 2018 Bellwether Master Plan 17. Public Comments City of Corcoran July xx, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-__ Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED SOUTH OF STIEG ROAD (PID 01-119-23-34-0002) (CITY FILE NO. 21-017) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from Single Family Residential 2 (RSF-2) to Planned Unit Development (PUD), legally described as follows: See Attachment A Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-__ Page 2 of 2 ATTACHMENT A That part of the East Half of the Southwest Quarter of Section 1, Township 119, Range 23, Hennepin County, Minnesota lying southwesterly of a line described as follows: Commencing at the northwest comer of said Southwest Quarter; thence east along the north line of said Southwest Quarter, a distance of 1504.50 feet to the beginning of the line to be described; thence southeasterly along a tangential curve concave to the south having a radius of 593.55 feet and a central angle of 30 degrees 03 minutes 52 seconds, a distance of 311.45 feet; thence southeast tangent to said curve, a distance of 477.04 feet; thence southeasterly along a tangential curve concave to the northeast having a radius of 10753.34 feet and a central angle of 2 degrees 39 minutes 53 seconds, a distance of 500.14 feet to the east line of said East Half of the Southwest Quarter and said line there terminating. Containing 74.57 acres. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR THE VAN BLARICOM PROPERTY ON STIEG ROAD (PID 01-119-23-34-0002) (CITY FILE NO. 21-017) WHEREAS, Pulte Homes (“the applicant”) has requested approval to rezone 67.29 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcels from Single Family Residential 2 (RSF-2) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for the reclassification of the property, based on the following findings and conditions: 1. The planned unit development is not in conflict with the Comprehensive Plan. The proposed pre-development density of 2.70 units per acre is expected to be within the 3-5 units per acre required in the Low Density Residential land use classification when calculated with post-development numbers at final plat. The plan incorporates the homes, trail, park and infrastructure anticipated within the site. 2. The planned development of 192 single family homes is consistent with the intent of the RSF-2 zoning district, which allows single homes. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the architectural standards, provide a mix of lot sizes and reduced setbacks for this neighborhood at a density consistent with the Comprehensive Plan. 3. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development, land for the City well and water tower sites, park land, off-site improvements on Stieg Road, turn lane improvements on County Road 116, and trunk infrastructure improvements that will serve a larger development area and well as increased amenities for Bellwether residents. 4. The planned development is feasible without dependence upon any other subsequent phase. The project is a continuation of the existing Bellwether development and development is contingent upon completion of trunk infrastructure improvements and water service.. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 3 5. With the improvements required by the feasibility study, the development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails consistent with the City’s Comprehensive Plan and dedication of additional City park to add to the dedication from earlier Bellwether additions. 6. The planned development is a residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The development will be on the low end of the 3-5 units per net acre planned for this property. 7. The quality of the site design proposed by the PUD shall substantially enhance the aesthetics of the site, install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City’s density goals while providing land for city park, well and water tower needs, providing trails and quality architecture. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XXth day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 3 ATTACHMENT A That part of the East Half of the Southwest Quarter of Section 1, Township 119, Range 23, Hennepin County, Minnesota lying southwesterly of a line described as follows: Commencing at the northwest comer of said Southwest Quarter; thence east along the north line of said Southwest Quarter, a distance of 1504.50 feet to the beginning of the line to be described; thence southeasterly along a tangential curve concave to the south having a radius of 593.55 feet and a central angle of 30 degrees 03 minutes 52 seconds, a distance of 311.45 feet; thence southeast tangent to said curve, a distance of 477.04 feet; thence southeasterly along a tangential curve concave to the northeast having a radius of 10753.34 feet and a central angle of 2 degrees 39 minutes 53 seconds, a distance of 500.14 feet to the east line of said East Half of the Southwest Quarter and said line there terminating. Containing 74.57 acres. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 7 Motion By: Seconded By: APPROVING PRELIMINARY PUD DEVELOPMENT PLAN FOR THE VAN BLARICOM AND SCHOBER PROPERTIES ON STIEG ROAD FOR “AMBERLEY AND BELLWETHER” (PID 01-119-23-34-0002 AND 01-119-23-43-0009) (CITY FILE NO. 21-017) WHEREAS, Pulte Homes (“the applicant”) has requested approval of a residential subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request, subject to the following conditions: 1. A preliminary PUD development plan is approved to create 192 lots and 5 outlots, in accordance with the plans and application received by the City on April 21, 2021 and additional information received on April 29, 2021 and May 11, 2021, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. The applicant shall comply with the Feasibility Study dated March 2021. 4. The applicant shall comply with all requirements of the City Engineer’s memo, dated June 22, 2022. 5. The application is subject to review and approval by Hennepin County. The applicant is required to secure all permits and approvals from the County. 6. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City’s Comprehensive Plan. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 7 7. PUD flexibility is granted to establish the following lot standards for this development: Amberley (Van Blaricom) PUD Bellwether PUD Minimum lot area 9,156 sq. ft. 5,000 sq. ft. Minimum lot width 65 feet 44 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet 100 feet Front, From all other streets 25 feet 20 feet Front Porch (≤ 120 sq. ft.) 15 feet 15 feet Side (living) 7.5 feet 5 feet Side (garage)** 7.5 feet 5 feet Rear 30 feet 20 feet Maximum Principal Building Height 35 feet 35 feet Minimum Driveway depth 22 feet 22 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. (reduction from 100 feet to 60 feet per Section 1060.070, Subd.K) **Minimum separation between structures on adjacent parcels shall be 15 feet. 8. All garages must have a minimum 22-foot wide parking area between the garage and right-of-way that does not overlap into sidewalks, drives or streets. 9. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. 10. Driveways may not encroach in the drainage and utility easements on the side yards. 11. The applicant shall provide details of the driveway, house pads, and setbacks as part of their final PUD Plan application that demonstrate compliance with the approved PUD standards. 12. The developer must update the lot tabulation for the Van Blaricom property to reflect all lots. Architectural and Design standards 13. All Design Requirements for the RSF-3 district described in Section 1040.050 shall be met, except that PUD flexibility shall be provided to a. In the Bellwether development the garages on the 34-foot wide homes on the 44- foot and the 50-foot wide homes on the 60-foot lots may exceed more than 55 percent of the viewable ground floor street-facing linear building frontage. The 40- foot wide homes on the 50-foot lots shall comply with the garage standards. In exchange for this flexibility: i. Garage door colors shall be compatible with the building colors. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 7 ii. Architectural elements shall be added above the garage to de-emphasize the garage doors where possible. iii. Garage doors shall be architecturally styled to match the exterior of the home. b. Amberley homes shall comply with garage standards. c. Allow flexibility from the standard that requires architectural upgrades to all four sides of the building, based on the following conditions: i. The applicant shall provide equal architectural treatment on the elevations of a home that face a public right-of-way or park at the locations shown in the exhibit titled “Architectural Design Flexibility Requested” (in the staff report). The applicant will be allowed flexibility for materiality on those areas identified for “upgraded trim only”. For example, if three sides of the home face a public right-of-way or park, then equal architectural treatment shall be provided on those three sides of the building as at the level described in the exhibit and previously allowed in Bellwether. ii. The applicant shall provide staff with elevation details for all current home styles prior to submittal of the final PUD development plan. 14. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final plat application. 15. The developer shall provide centralized mailbox locations. A mailbox plan shall be provided for City review and approval. 16. Building plans must provide elevations with colors, material details and percentages on the elevations to confirm compliance with ordinance standards. 17. The plans show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City, prior to release of the final plat. Landscaping and Lighting 18. Plans shall be revised to show proposed street lighting. 19. The applicant shall finalize the fixtures proposed in the submittal and provide detailed specifications that demonstrate compliance with 1060.040 (Lighting) of the Zoning Ordinance for the project. 20. The association is responsible for ensuring sidewalks in the development area shoveled. 21. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 4 of 7 22. The HOA shall be responsible for maintenance of all common lots, cul de sac landscaping and ponds. 23. Trees shall be planted in the right-of-way for the 60-foot streets but be placed outside of the right-of-way in the 50-foot wide streets. a. Trees must be planted prior to issuance of a certificate of occupancy for the adjacent home. 24. Any request to for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. Wetlands 25. A wetland buffer planting plan and maintenance plan must be submitted for review and approval by the City. 26. The site plan must show the wetland buffers and setbacks with the house pads. 27. Trails shall not be located in wetland buffer areas. Trails are required to comply with the 5-foot buffer setback. 28. Section 1050.010 requires a 15-foot structure setback, but allows patios and decks to encroach a maximum of 6 feet into required structure setback. 29. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monuments and signs shall be installed prior to approval of the building permit. Drainage/Stormwater Management 30. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 31. Drainage and utility easements shall be provided along the perimeter of all lots. 32. The developer must enter into a stormwater maintenance agreement prior to release of the final plat. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 5 of 7 Streets, Parking and Utilities 33. The development shall comply with the City’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections and fire lane signage. 34. Street names shall be revised to comply with the city naming policy. 35. Parking shall be permitted on one side of the local streets and shall be signed in accordance with city standards. 36. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The stubs shall be at the developer’s expense. 37. All utility facilities shall be located underground. 38. Barricades and signage indicating future extension of streets shall be installed, consistent with Section 945.010, Subd. 19 of the Subdivision Ordinance. Park Dedication 39. Park Dedication has been satisfied through contribution of land, construction of the private amenity facility and associated land shown on plans, pavement of trails, and construction of the boardwalk, subject to the following conditions: a. The sidewalk on “Road 4” shall extend the entire length of the street to connect to “Road 5” adjacent to the park, b. The final alignment of the trail through the proposed park be determined by the City as part of the final design, c. The well site should be shifted west closer to the street, d. The trail shall be moved outside of the wetland buffer, e. A trail easement shall be required where the trail crosses lots, f. Revise the plans to show that at 15-20 stall parking can be accommodated on site while retaining adequate space for functional park space, g. The off-road trail shall be given park dedication for the 20-foot trail easement net area per the Park Dedication standards, h. The city will not accept the park land south of Lot 11, Block 8 as it is separated from the park by wetland, i. The City will accept the net area of park and trail easement and the remainder as cash in lieu of land to satisfy park dedication requirements. Miscellaneous 40. The final plat and final PUD plan application shall be consistent with the conditions of this resolution. 41. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final PUD application. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 6 of 7 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 July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 7 of 7 ATTACHMENT A That part of the East Half of the Southwest Quarter of Section 1, Township 119, Range 23, Hennepin County, Minnesota lying southwesterly of a line described as follows: Commencing at the northwest comer of said Southwest Quarter; thence east along the north line of said Southwest Quarter, a distance of 1504.50 feet to the beginning of the line to be described; thence southeasterly along a tangential curve concave to the south having a radius of 593.55 feet and a central angle of 30 degrees 03 minutes 52 seconds, a distance of 311.45 feet; thence southeast tangent to said curve, a distance of 477.04 feet; thence southeasterly along a tangential curve concave to the northeast having a radius of 10753.34 feet and a central angle of 2 degrees 39 minutes 53 seconds, a distance of 500.14 feet to the east line of said East Half of the Southwest Quarter and said line there terminating. Containing 74.57 acres. AND Lot I, Block 4, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. Abstract. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMINARY PLAT FOR “FOR THE VAN BLARICOM AND SCHOBER PROPERTIES ON STIEG ROAD FOR “AMBERLEY AND BELLWETHER” (PID 01-119-23- 34-0002 AND 01-119-23-43-0009) (CITY FILE NO. 21-017) WHEREAS, Pulte Homes (“the applicant”) has requested approval of a residential subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create 192 lots and 5 outlots, in accordance with the plans and application received by the City on April 21, 2021 and additional information received on April 29, 2021 and May 11, 2021, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the preliminary PUD development plan. The developer shall comply with all conditions of preliminary PUD development plan approval (Resolution 2021-xx). 3. The Bellwether lots must be a minimum of 44 feet wide measured at the front setback line. Lot 28, Block 5 and Lots 1-5, Block 8 must be widened to meet the 44-foot minimum lot width. 4. The Amberley lots must be a minimum of 65 feet wide measured at the front setback line. Lot 11, Block 3 must be widened to meet the 65-foot minimum lot width. 5. Park dedication is due as required by the PUD approvals, prior to release of the final plat for recording. 6. The applicant shall comply with all requirements of the City Engineer’s memo, dated June 22, 2022. 7. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 3 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 July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 3 ATTACHMENT A That part of the East Half of the Southwest Quarter of Section 1, Township 119, Range 23, Hennepin County, Minnesota lying southwesterly of a line described as follows: Commencing at the northwest comer of said Southwest Quarter; thence east along the north line of said Southwest Quarter, a distance of 1504.50 feet to the beginning of the line to be described; thence southeasterly along a tangential curve concave to the south having a radius of 593.55 feet and a central angle of 30 degrees 03 minutes 52 seconds, a distance of 311.45 feet; thence southeast tangent to said curve, a distance of 477.04 feet; thence southeasterly along a tangential curve concave to the northeast having a radius of 10753.34 feet and a central angle of 2 degrees 39 minutes 53 seconds, a distance of 500.14 feet to the east line of said East Half of the Southwest Quarter and said line there terminating. Containing 74.57 acres. AND Lot I, Block 4, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. Abstract. Hennepin County Natural Resources Map Date: 1/21/2021 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 = 800 feet Legend FEMA Floodplains - 100 Year A AE FLOODPLAIN AH AO AE FLOODWAY Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 0111923340002 Address: 52 ADDRESS UNASSIGNED, CORCORAN Owner Name: VAN BLARICOM FAMILY TRUST Acres: 73.48 ¯ Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Amberly and Bellwether (Former Vanblaricom) Preliminary Plat Review Date: June 22, 2021 Exhibits: This Memorandum is based on a review of the following documents: 1. Bellwether 7th Addition / Amberley Preliminary Plat, prepared by Sathre-Bergquist, Inc., dated April 16th, 2021 2. Bellwether/Shober Plans, Prepared by Sathre-Bergquist, Inc., dated April 20th, 2021 3. Alta/NSPS Land Title Survey, prepared by Sathre-Bergquist, Inc., dated February 15th, 2021 4. Preliminary Site, Utility, Grading, Erosion Control, Landscape, and Turn Lane Improvement Plans, prepared by Sathre-Bergquist, Inc., dated April 20th, 2021 5. Van Blaricom Development – Stormwater Management Plan, prepared by AE2S, dated March 11th, 2021 6. Geotechnical Evaluation Report – Van Blaricom and Schober Properties, prepared by Braun Intertec Corporation, dated January 6th, 2021 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. Provide documentation of Elm Creek Watershed Management Commission approval. 4. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of Stieg Road without the City’s permission. Should any lane restrictions be necessary, the Contractor shall notify the City at least 48 hours in advance and provide a Traffic Control Plan. 5. Currently parcels extend into wetland boundaries and stormwater facilities. Consider containing wetlands and stormwater facilities to outlots. June 22, 2021 Amberly Kevin Mattson Page 2 of 7 Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. Provide Drainage & Utility easement over entirety of Outlots. 3. Provide additional drainage and utility easement for Lot 11 Block 9 for adequate access to trunk sewer. 4. Trail easements to be provided separate from plat. 5. All wetlands and HWL of areas in which water is collected shall be fully encompassed by D&U easements. 6. Provide the following updates on the Bellwether/Schober Preliminary Plat a. Provide additional easement for storm sewer Lot 6 Block 1 b. Provide additional easement for lots 1 and 2 Block 1 or adjust grading to contain Pond #8N HWL within easement c. Provide additional easement for drainage swale Lots 1-4 Block 2 d. Show property lines for lots 4-6 Block 1 Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Provide documentation of MPCA Construction Stormwater Permit coverage prior to being authorized to perform any onsite activities. 3. Piped discharges to ponds are recommended to extend pipe below NWL for energy dissipation. Riprap is recommended be extended to pond bottom. Transportation 1. All 28’ roads shall be signed no parking on one side of the roadway with no parking signs required within all cul-de-sacs. Final sign location to be coordinated at time of final plat 2. Transportation improvements outside of plat boundary are anticipated to be a City-led project. If so, the developer shall establish an escrow prior to the project being designed and publicly bid. 3. All parking areas shall have concrete curbing and a paved surface. 4. An off street parking lot shall be shown adjacent to the park. Requirements of the lot shall be determined with further park planning. 5. Provide temporary turn around on south end of (102nd Place). 6. Identify street widths on all roadway sheets. 7. Identify Curb Radii. 8. The plans indicate roadway improvements on Stieg Road west of the plat but don’t provide details. In accordance with the feasibility study, developer should construct a three lane roadway from where the previously roadway improvements were left, to June 22, 2021 Amberly Kevin Mattson Page 3 of 7 County Road 116. Turn lane improvements at 116 are being coordinated with Hennepin County but should be assumed to be a part of the proposed improvements. 9. Use of the trail for a secondary emergency access shall be coordinated with public safety. Breakaway bollards or other improvements will likely be necessary to delineate trail entrance. 10. Bituminous trails shall be located outside of wetland buffers. If trails can not be located outside of buffers they shall be reviewed and approved by planning. Site Plans 1. The existing and proposed drainage and utility easements shown shall be clearly labeled on all plan drawings. The wetland buffer zones shall also be clearly identified and labeled. 2. Street lighting locations shall be reviewed by public safety and final lighting locations shall be determined at the time of final plat. 3. Provide signage plan at the time of final plat applications in conformance with City Standards. 4. The turnaround configuration on the east end of Road 2 shall be coordinated a the time of final plat. Additional signage, turnaround, or modification to road ending point may be required by the city within the proposed plat boundary. Grading /Stormwater 1. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 2. Provide P8 or a similar calculation to demonstrate that the site meets the total phosphorous and total suspended solids reduction standards for all treatment practices. 3. The wetland buffer zones and wetland buffer signage shall also be clearly identified and labeled. 4. A stormwater management plan shall be provided for the Schober parcel included with the preliminary plat application. The plan shall show how the runoff from these parcels is incorporated into the existing stormwater management plan for the Bellwether development or the plan shall accommodate BMP’s to ensure all stormwater requirements are met for the parcels. 5. Provide storm sewer for sump connections in rear yards Lots 1-4 Block 1 and rear yards of Block 5. 6. Rear yard grading of Block 1 to be revised to provide adequate drainage. Currently backyard grading traps water without a collection system. 7. Show pond access routes. 8. Label all wetland HWLs and OHWM/NWL. 9. All trails to be 1’ above HWL. 10. Provide additional D&U easement for rear lots adjacent to pond 3SW and 4SW to ensure HWL is within easement. 11. Revise common drainage swales or provide additional easement over drainage swales. June 22, 2021 Amberly Kevin Mattson Page 4 of 7 o Lots 6 and 7 block 10 o Lot 10 block 10 o Lots 10 and 11 block 6 o Lots 16 and 17 block 10 12. Provide additional easement for storm sewer. o Lots 3-4 block 4 o Lots 16-17 block 6 13. All pedestrian ramps shall be ADA compliant and detailed designs shall be provided for all landings showing elevations in compliance with those requirements at time of final plat applications. 14. Easements shall be provided over all storm sewer pipes. Easements shall be shown on the utility plan to ensure they are adequate. 15. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. 16. No storm sewer sizing or inlet capacity calculation or analysis has been provided. Design will need to provide this for review prior to plat approval. Storm system must be designed for the 10-year event using the rational method. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity. 17. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. 18. All drainage swales shall maintain a minimum of 2% slope and all sideslopes should be 4:1 or flatter unless approved by the city engineer. All drainage swales less than 2% slope will require a draintile. 19. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 20. This review assumes that existing model from previous Bellwether Development is accurate, without need for verification. 21. Documentation of composite CN calculations or breakdown of land use per subwatershed should be provided to verify CNs used. Preliminary review of CNs shows apparent inaccuracies. For example, PR-3 land use is essentially either residential, streets, or a pond of which most is considered impervious. Even if the entire area is considered HSG C (was HSG B in existing), the CN should be somewhere between 86 and 98. However, the CN given is only 80. 22. Corcoran Stormwater Guidelines require a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. Modeling currently only provides acreage of each subbasin rather than by discharge point. 23. Pond 1SW, 3SW, and 4SW have a permanent pool of 10 feet or greater. Maximum depth of 8 feet is recommended to prevent thermal and chemo-stratification, with an absolute maximum of 10 feet per the MN Stormwater Manual. 24. No background image file is provided with XPSTORM models. Please provide to expedite review. June 22, 2021 Amberly Kevin Mattson Page 5 of 7 25. XPSTORM models were not validated for all inputs because of its large model size. If any modeling inconsistencies are discovered at a later date, that may impact overall results and project layout. 26. Typical weir coefficients for sharp-crested weirs is ~3.1, while typical weir coefficients for broad-crested weirs is ~2.6. Check XPSTORM model and update as appropriate. 27. Clarify how the 917.0 NWL in Wetland #2 (aka WET-4) was established. No justification is found in the SWMP. Controlling outlet invert across CR-116 is ~913.1. 28. Modeling of 1SW outlet structure is incorrect. Currently modelling as if inlet and weir are running in parallel rather than in series as proposed. Designer should update modeling as appropriate. 29. EOF of Pond SW-1 is missing from model and needs to be added to the model for looking at an Resiliency Analysis (100-yr B2B with primary outlet clogged for 2nd storm) event in relation to the land locked wetland on the Bellwether development. While 100- yr, 24-event does not utilize the EOF, the 100-yr B2B with primary outlet clogged for 2nd storm will likely utilize EOF. 30. Pond 3SW and 4SW should be modeled as 2 separate ponds if normal water level drops below the connecting channel elevation. If updates to SW3 and SW4 result in a NWL above the connecting channel no update is needed. This comment is noted since the permanent pool is above 10 feet and will to be adjusted to a maximum of 10 feet (8 feet recommended). 31. A proposed reduction in HWL in WET-25 of (-)1.3’ indicates the potential for a change in wetland hydrology that may starve wetland for 100-yr event. This impact is even more extreme in the 2-yr and 10-yr events with a (–)1.5 and (-)1.7 changes in HWL, respectively. Please provide justification of how wetland hydrology will be maintained. EX PR Difference 2-yr 931.568 930.066 -1.502 10-yr 932.226 930.575 -1.651 32. Current design of ponds may allow short circuiting. Designer should consider adjusting pond outfall locations to limit this potential. Biggest area of concern is 3SW and the existing Bellwether discharge to modified 1SW. 33. Inlets/Catchbasins are needed upstream of intersections and ped ramps to prevent flow from entering intersection or inundating ped ramp. For example, CBMH E7 should be adjusted SW just south of the ped ramp. CBMH E6, should be moved straight south to prevent inundation of the ped ramp. Please apply this throughout plan set. 34. Corcoran recommends spacing less than 250’ for inlets. This distance is exceeded on many streets. If spacing inlets based on capacity, then provide documentation of analysis. 35. Designer should show Bellwether in full-buildout conditions on plans including grading and storm sewer and all modeling should assume this condition. 36. Stormwater operation and maintenance agreement will be required at time of final plat approval. June 22, 2021 Amberly Kevin Mattson Page 6 of 7 37. Contours lines cannot converge, diverge or end. Proposed contours must match into existing grade. Current grading plans have numerous issues. South end of SW-1 provides good example of these issues. Existing contours offsite should reflect the intended Bellwether development grading not the pre-Bellwether condition. 38. There are two data references noted in the SWMP that were used to inform the analysis, but no documentation was initially provided. The following two documents were requested by Stantec. AE2S provided the modeling for the first document, but not the actual written document. Designer should provide with next submittal: o Unknown Wetland Zone A Floodplain, Bellwether Development FEMA H&H Study (AE2S, January 2020) o Bellwether (Encore) Development SWMP (April 2018, updated September 2020) 39. SWMP must be signed by a professional engineer in Minnesota. Current SWMP is unsigned. Additionally, current SWMP has many minor discrepancies with plan set and modeling. Designer should ensure SWMP is consistent with plan set. 40. CLOMR/LOMR process will need to be followed to assure that floodplain impacts are mitigated as proposed. 41. Floodplain boundary is does not correspond with existing topography. Because of this floodplain extents as well as established BFE must be both considered. 42. It is recommended that stormwater treatment for the Steig Road and Turn Lane improvements be incorporated into the development stormwater design vs attempting to provide treatment in an already developed corridor. 43. The following comments apply to the Bellwether/Schober plans provided. o Provide EOF elevation for Pond #6N o Adjust 946 contour to match spot elevations between lots 2 and 3 Block 2 o Street draintile to be installed per city standards Watermain/Sanitary Sewer 1. Plan and profiles for all utilities shall be provided at the time of final plat submittals. 2. Valve locations to be reviewed at time of final plat. Generally valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. a. Developer should anticipate modifications to number and location of valves at time of final plat. 3. Hydrant spacing to be reviewed by public safety at time of final plat. 4. 30” trunk sewer to be at 0.08% slope throughout. 5. Verify existing 30” sewer invert at MH21. 6. Plans must show 30” sewer to the southwestern endpoint at property line. 7. Provide 80 ft easement width for 30” sewer exceeding 30 ft depth; shallower depths can have reduced easement width. 8. Construct 30” sewer with Phase 1. a. Developer shall coordinate with city on exact timing. June 22, 2021 Amberly Kevin Mattson Page 7 of 7 9. For 30” sewer, no invert drop should occur through manholes, except at 90 deg bends, where a 0.05 ft drop should be included. 10. For 30” sewer, utilize full-height benches in manholes. 11. Manhole 25 to be shifted north to align with manholes to the east and shifted west to provide adequate spacing from future lot rear yards. 12. Off-site sanitary sewer west of manhole 46 <8’ depth, future grading? 13. All C-900 sanitary sewer to have ductile iron tees and services. 14. Refer to the Van Blaricom Feasibility Study (March 2021), Appendix A, Figure 2, for the City-required trunk watermain locations and sizes (all watermain appears to be 8” on the plans). This must include a 20” water tower stub from the 16” watermain in the street to a point 15 feet beyond the sidewalk. a. Provide easements over raw water corridor. To be coordinated with City. 15. The existing 8” watermain stub on the east side of the park must be connected westward across the park to provide looping. 16. Stub watermain along Stieg Road out of roadway for future connection. 17. Raw waterlines through development will be required. Waterline alignment and sizing being coordinated with feasibility study. Details shall be provided on future submittals. 18. Electrical utility layout shall accommodate 480V, three-phase power being provided to the well site (the water tower only requires single phase, 120/240V). End of Comments CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Planner Davis Date: May 5, 2021 Re: Amberley & Bellwether (City File No. 21-017) A Public Safety plan review meeting was held on 05/05/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Dave Malewicki, Fire Chief Leuer, and Building Official Geske. The comments are based on plans submitted April 20, 2021 and April 29, 2021. The following public safety comments are provided for the project: 1. The previous feedback regarding infrastructure for the site have been incorporated. 2. There is not additional feedback or concerns at this time. 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “AMBERLEY & BELLWETHER” APPLICATION FOR: Preliminary Plat PUD and Rezoning CORCORAN, MINNESOTA April 20, 2021 Introduction The Pulte Group (“Pulte”) is pleased to be submitting this application. Pulte’s company vision is “Building Consumer Inspired Homes and Communities to Make Lives Better”. We are a reputable homebuilder with corporate offices in Atlanta, Georgia. We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. Pulte’s Minnesota Division has an office in Eden Prairie and will build about 700 homes in the Twin Cities in 2021 under the Pulte Homes and Del Webb brands. Pulte will act as both developer of the property and builder of the homes. The primary contacts for Pulte are: Paul Heuer, Director of Land Planning & Entitlement Dean Lotter, Manager of Land Planning and Entitlement 7500 Flying Cloud Drive, Suite 670 Eden Prairie, MN 55344 The owners of the properties are: Claudia Taylor for Van Blaricom Trust 415 City View Drive Minnetonka, MN 55305 Mary Schober Martin and Joel Martin 19319 Stieg Road Corcoran, MN 55374 The Properties Van Blaricom: 01-119-23-34-0002 2 Schober: 01-119-23-43-0002 19319 STIEG RD ROGERS, MN 55374 Background - Bellwether On June 28, 2018, the Corcoran City Council approved the preliminary plat for the first Del Webb neighborhood in Minnesota, named Bellwether. Bellwether is an active adult neighborhood consisting of 398 homes. Del Webb is an iconic and renowned brand name across the Country that exclusively caters to the active adult 55+ market. Del Webb neighborhoods are extremely popular, high amenity, facilitated lifestyle neighborhoods. Many active adult buyers are searching for a neighborhood with the following attributes: single level homes; homeowner’s association yard maintenance and snow removal; a safe and secure feeling; the attractiveness of a resort; and provides an abundance of social and recreational opportunities. Bellwether has been designed to cater to these buyers. Within Bellwether, we have incorporated the traditional Del Webb neighborhood design characteristics which have been a trademark for decades. The neighborhood vision for Bellwether includes: 1. Entrance experience – At the primary entrance to the neighborhood off County Road 101 (100th Avenue), there is plentiful open space, a large monument, and robust landscaping. 2. Arrival drive – The arrival drive leads the driver directly from the main entrance to the amenity center. The arrival drive consists of a parkway with a wide, heavily landscaped center median and runs immediately adjacent to a wetland, providing beautiful, open views. There are no driveways on the parkway, creating a feeling of luxury, beauty, safety, and a welcoming sense of arrival into the neighborhood. 3. Amenity center – This buyer expects a private amenity center that caters to their recreational and social needs. We have strategically planned this amenity (The Prairie Club) at a central location overlooking the largest wetland on the property. Now complete, the Prairie Club includes a wide variety of recreational and social features and is nearly 12,000 square feet! 4. Trails/Open Space – We used the City’s Comprehensive Plan as a guide for preserving valued natural resources (woods), providing land for an active public park, and designing an interconnected public trail system throughout the neighborhood. 5. A feeling of security – It is very important to this buyer that their neighborhood feel safe and secure. This is accomplished by a variety of intentional design approaches such as buffer plantings in key perimeter areas, parkway arrival drive, sidewalks along every street, a private amenity center for homeowners and their guests, etc. 6. Single level villa homes – The active adult buyer commonly wants to move into a single level home with no or minimal stairs, homeowner’s association-maintained yards/snow removal, and social and recreational opportunities. Buyers can choose from different types of homes, each catering to a different square footage, price point, and location/views. 3 Bellwether has been received extraordinarily well by the buying public. The iconic Del Webb brand has proved to be equally successful in Minnesota as it has across the Country. As a result of this success, we are expanding the neighborhood. Current Application Van Blaricom Property Bellwether was designed to someday include the southern portion of the Van Blaricom property. Viewing the original Bellwether site plan, we designed a “loop road” through the Van Blaricom property. In effect, the Van Blaricom property helps us to connect two separated parts of the overall Bellwether neighborhood. The Van Blaricom property will have two separate neighborhoods with different types of homes. On the southern half, we will complete our plans to build an extension of the Del Webb Bellwether neighborhood with single level villa homes restricted to active adults. The northern half will consist of a modest sized new Pulte single family neighborhood. Schober Property For the original Del Webb Bellwether neighborhood, we bought a large majority of the Schober property. The intention of the Schober family was to stay in their existing single-family home encircled by Bellwether. Over time, their intention has changed. Therefore, this small “infill” property will be converted into Bellwether lots. We originally designed the neighborhood to easily convert this property to Bellwether lots. Key Facts • Lots o Van Blaricom property i. Bellwether lots (44’, 50’, 60’) 99 ii. Single family lots (65’) 76 iii. Total 175 o Schober property i. Bellwether lots (44’, 50’, 60’) 17 o Total 192 • Comp Plan Guidance is Low Density Residential • Proposed zoning is PUD • Key property areas (pre-development): o Gross area 77.22 ac o Gross density 2.5 units/ac o Wetlands 6.2 ac o Stieg Road ROW 0.24 ac o Net area 70.78 ac o Net density 2.70 units/ac • Minimum home setbacks for Bellwether – southern portion of Van Blaricom property and remainder of the Schober property (unchanged from approved 2018 plan) o 20 feet front o 5 feet and 5 feet side o 20 feet rear 4 o 22 feet driveway • Minimum home setbacks for single family - northern portion of Van Blaricom Property o 25 feet front o 7.5 feet and 7.5 feet side o 30 feet rear Zoning Existing zoning is single family RSF 2 for the Van Blaricom property and PUD for the Schober property which was granted for the Schober property in the original Bellwether application. We are requesting the Van Blaricom property to be rezoned to PUD. Parks and Trails Park Dedication Land - When Bellwether was approved, we preserved nearly 9 acres of hardwood forest. We also dedicated 4.33 acres of upland for a future neighborhood/community park as outlined in the City Comprehensive Plan. During the approval process, we were instructed to plan for additional dedication on the Van Blaricom property. Our Van Blaricom site plan shows this additional upland park dedication of 6.85 net acres to complete the neighborhood/community park. This park land will partially fulfill our park dedication requirements. Trail – There is one main trail that in the Van Blaricom site. This trail picks up where the first segment of this trail left off at the park in Bellwether. Providing full connectivity throughout the entire Bellwether neighborhood, this trail meanders up through the west side of the Van Blaricom property, ultimately connecting to Steig Road. Credit to park dedication that Pulte would receive for constructing this trail outside of the park area will ultimately depend on its final layout and length. The trail is estimated to be 2,120 feet in length at a cost of $35 per foot this trail is estimated to cost $74,200 to construct. This will act as a credit to park dedication fees. Trail easement – The easement for the trail itself is 20 feet wide by 2,120 long. The easement in terms of acreage is 2,120 x 20 feet = 41,856 square feet = 0.96 acres. This trail easement will also act as a credit to park dedication fees. Park dedication fee – Corcoran’s park dedication ordinance requires 15% of the developable land in park dedication in the form of land and/or park dedication fee. We determine that the in order to meet the City’s ordinance, we will need to dedicate some land and also pay a fee minus credits for the trail and the trail easement. Please refer to tables 1 and 2 for more information. These tables demonstrate how we arrived at the park dedication fee of $264,168. For a graphic depiction of the information regarding the parkland and fee determination please refer to the attachments at the end of this narrative memo. 5 Area and Dedication Area Gross Acres - Van Blaricom 77.22 Wetland -6.2 Steig Road ROW -0.24 Well Site -0.18 Water Tower -0.74 Net Development Area 69.86 Park Dedication at 10% 6.986 Park Dedication at 15% 3 to 5 units per acre 10.479 Park Dedication Area (Acres) Cost Net Area 69.86 15% 10.48 Gross Park/Well/Tower 8.36 Park Area Wetland -1.55 Trail Easement Credit outside of park 0.96 Well Site -0.18 Water Tower -0.74 Net Park Dedication 6.85 Park Dedication Deficit 3.63 Cash Value of 3.63 acres 3.63 $338,368.30 Trail Credit 2,120 LF * $35.0 w/trail in park removed $74,200.00 Net Park Dedication Fee $264,168.30 Trunk Line Area Charge (TLAC) Credits In the northeast portion of the City, the TLAC is $16,789 per acre. The developer is providing land for a well site and a water tower on the Van Blaricom property. The well site is estimated to need 0.18 acre of land and the water tower is estimated to need 0.74 acre of land for a total of 0.92 acres. This amount of land multiplied by the TLAC charge for this area should equate to a credit in the amount of $15,446. Pulte will also be upsizing watermains from 8 inches to 12 and 16 inches and will be given a credit for the watermain upsizing. Our Homes Pulte is known for the extraordinary steps that we take to ensure that we are designing and building homes that meet the needs and desires of home buyers. We continually reach out to the public and Pulte homeowners to get feedback to improve our home designs. We call this 6 Life Tested®. Through this intensive process, we have conceived of and incorporated many innovative home design features such as the Pulte Planning Center, Everyday Entry, Super Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played a major part in Pulte’s success in “Building Consumer Inspired Homes and Communities to Make Lives Better.” Northern Van Blaricom – Amberley Amberley will be the name of the single-family neighborhood on the northern portion of the Van Blaricom property. We will build 74 homes on 65-foot lots. The single-family homes will consist of the following floor plans: 1. Baldwin a. 2,459 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 38 feet deep home e. Anticipated sales price in the range of low to high $400k’s 2. Greenfield a. 2,609 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 42 feet deep home e. Anticipated sales price in the range of low to high $400k’s 3. Hilltop a. 2,900 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 46 feet deep home e. Anticipated sales price in the range of low $400k’s to low $500k’s 4. Riverton a. 3,126 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 46 feet deep home e. Anticipated sales price in the range of mid $400k’s to mid $500k’s 5. Westchester a. 3,300 square feet excluding the basement b. 4 bedrooms / 2.5 bathrooms c. Two-story d. 48 feet wide by 48 feet deep home e. Anticipated sales price in the range of mid $400k’s to high $500k’s Southern Van Blaricom and Schober Properties – Bellwether The homes in the Bellwether extension will be identical to the homes approved by the City with the original Bellwether application and built thereafter within the neighborhood. We offer our updated and popular Del Webb floor plans. Buyers can choose from different product lines of homes with varying sizes, prices, and views/locations. All floor plans will offer five different options for architectural facades and will offer various structural options. 7 44-Foot Wide Lots The homes built on the 44-foot wide lots are 34-feet wide and range in size from 1,300 to 1,700 square feet. There are three different floor plans to choose from. These smaller floor plans are very popular for singles/widows/widowers in our active adult neighborhoods. They typically have two bedrooms and a two-car garage and are built slab on grade (no basements). Valuations of these homes start in the mid $300k’s. 50-Foot Wide Lots The homes built on the 50-foot wide lots are 40-feet wide and range in size from 1,680 to 1,960 square feet (excluding basements). There are four different floor plans to choose from. These homes are typically the largest selling homes in our active adult neighborhoods across the country. The homes typically have two bedrooms and a two-car garage but are versatile and can offer many options such as a third bedroom, a bonus room, and/or a finished basement. Valuations of these homes start in the low $400k’s. 60-Foot Wide Lots The homes built on the 60-foot lots are a similar product line as for the 50-foot wide lots. However, all of homes have basements and three-car garages. Roof pitches are increased to provide an additional level of architectural distinction. These homes are 50 feet wide. The lots are in the premium locations with the most attractive views. Valuations of these homes start in the mid $400k’s. Architecture During the 2018 Bellwether approvals, we worked closely with City staff on our architecture. The agreed upon approach was to provide different patterns and/or materials on front elevations. For instance, stone was included on all front elevations. Siding material was vinyl. In high visibility areas, we upgraded rear elevations to include window trim and side elevations to include a banding board and different colors or materials above and below the banding board. With this application, we are continuing with the same design approach for both Bellwether and Amberley. Please see the attached elevations and architectural upgrade map. Amenities – The Prairie Club One of the primary hallmarks of a Del Webb neighborhood is the extraordinary level of amenities included in the neighborhood. Bellwether is no exception. We are providing the same level of amenities as other similar sized Del Webb neighborhoods across the nation. The homes in the Bellwether portion of this application will be members of the existing private amenities. The nearly 12,000 square foot Prairie Club opened for use in October 2020. It contains a lounge, ballroom, fitness center, locker rooms, multi-purpose rooms, a craft room, an indoor pool, and a commercial grade kitchen. Surrounding the building is pickleball courts, bocce ball courts, an outdoor pool, a tiki bar, and a fire pit gathering area. When originally planning the amenities, we intentionally sized them to accommodate the additional homes included in this application. A couple of example photos are shown below. It is truly an extraordinary facility. 8 9 10 11 Phasing & Schedule The following preliminary schedule is envisioned based on current information and the below preliminary phasing plan. As development progresses, phase boundaries will be refined. June 24, 2021 City Council Preliminary plat approval July 2021 Begin development of Phase 1 December 2021 Begin construction of model home Summer 2022 Begin development of Phase 2 This submittal includes: • This narrative • Application • Application fees totaling $16,705 o Preliiminary Plat $3,265 plus $5,000 escrow o PUD Application Fee $575 plus $5,000 escrow o Rezoning Fee $700 plus $2,000 o Installation of Development Sign $165 • Preliminary Plan Set • Wetland Delineation Report • Phase I • Geotech – Soil Borings • Architectural Restrictions Map • Home renderings Ghost Plat of 65' Lots65'-6012' ACCESS TRAIL 8' TRAIL8' TRAIL8' TRAILPOND #7BNWL-935.0ΔΔWBWBWBWBWBWBWBWBWBWBWBMH 50RIM: 944.5BLD: 13.5'INV: 931.08" PVC SDR 3596.9 LF @ 3.10%Ghost Plat of 65' Lots65'-6012' ACCESS TRAIL 8' TRAIL8' TRAIL8' TRAILPOND #7BNWL-935.0ΔΔWBWBWBWBWBWBWBWBWBWBWBGhost Plat of 65' Lots1562313,917SQ. FT.1310,624SQ. FT.811,441SQ. FT.59,383SQ. FT.199,694SQ. FT.2111,453SQ. FT.79,403SQ. FT.1810,433SQ. FT.49,375SQ. FT.209,773SQ. FT.911,849SQ. FT.2213,897SQ. FT.129,454SQ. FT.1711,652SQ. FT.312,846SQ. FT.69,895SQ. FT.1013,953SQ. FT.211,632SQ. FT.149,507SQ. FT.1615,933SQ. FT.110,308SQ. FT.1110,357SQ. FT.1516,184SQ. FT.112,304SQ. FT.29,784SQ. FT.69,969SQ. FT.510,746SQ. FT.410,081SQ. FT.911,523SQ. FT.310,039SQ. FT.710,068SQ. FT.88,672SQ. FT.108,490SQ. FT.329,765SQ. FT.3314,218SQ. FT.237,708SQ. FT.4115,229SQ. FT.69,4934310,460SQ. FT.3913,299SQ. FT.229,213SQ. FT.4013,600SQ. FT.1418,113SQ. FT.910,180SQ. FT.3714,102SQ. FT.29,171SQ. FT.359,180SQ. FT.369,676SQ. FT.137,533SQ. FT.3119,610SQ. FT.18,175SQ. FT.2510,258SQ. FT.219,397SQ. FT.2024,826SQ. FT.47,946SQ. FT.307,344SQ. FT.2911,899SQ. FT.77,158SQ. FT.2610,531SQ. FT.3811,291SQ. FT.1912,133SQ. FT.810,776SQ. FT.1119,098SQ. FT.1618,214SQ. FT.177,039SQ. FT.287,029SQ. FT.2714,951SQ. FT.318,683SQ. FT.515,390SQ. FT.1812,319SQ. FT.109,164SQ. FT.347,566SQ. FT.4217,313SQ. FT.159,911SQ. FT.249,935SQ. FT.2910,561SQ. FT.2210,108SQ. FT.2110,697SQ. FT.269,185SQ. FT.2710,191SQ. FT.258,844SQ. FT.1910,628SQ. FT.249,143SQ. FT.188,595SQ. FT.2011,235SQ. FT.239,114179,907SQ. FT.289,352SQ. FT.3011,772SQ. FT.313,308SQ. FT.214,904SQ. FT.19,519SQ. FT.69,692SQ. FT.510,975SQ. FT.410,244SQ. FT.1010,063SQ. FT.99,881SQ. FT.89,700SQ. FT.710,398SQ. FT.1110,408SQ. FT.1210,265SQ. FT.1310,076SQ. FT.1410,284SQ. FT.1512,837SQ. FT.410,485SQ. FT.39,937SQ. FT.29,156SQ. FT.126,962 SQ. FT.OUTLOT A5549,420SQ. FT.12ΔΔΔ ΔΔΔΔΔΔΔΔΔROAD 2ROAD 1ROAD 3ROA D 3ROAD 1R O A D ROAD 24 STEIG ROADSTEIG ROAD4,997 SQ. FT.OUTLOT B10,507SQ. FT.1614,042SQ. FT.1723Bearings are based on the Hennepin CountyCoordinate System (NAD 83 - 1986 adj.)NORTH0SCALE IN FEET80 4040 80160SRRGNNE E N IG EDESIEN N SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLANO.BYDATEREVISION1 CMT 4/16/2021REVISED ENTRANCE & BLOCK 2FIELD CREWXXXDRAWNCMTCHECKEDDLSDATE3/4/2021USE (INCLUDING COPYING, DISTRIBUTION, AND/ORCONVEYANCE OF INFORMATION) OF THIS PRODUCT ISSTRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'sEXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAIDAUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE ANDSHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OFALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVESTHE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTYLEGALLY RESPONSIBLE FOR DAMAGES OR LOSSESRESULTING FROM ILLEGITIMATE USE.WWW.SATHRE.COMHennepin County1FILE NO.272905-313-700CORCORAN,MINNESOTAVICINITYMAPNOSCALETWP:119-RGE.23-SEC.01DESCRIPTION OF PARCEL AS PROVIDED(Per Schedule A of the herein referenced Title Commitment)That part of the East Half of the Southwest Quarter of Section 1, Township 119, Range 23,Hennepin County, Minnesota lying southwesterly of a line described as follows:Commencing at the northwest corner of said Southwest Quarter; thence east along the north lineof said Southwest Quarter, a distance of 1504.50 feet to the beginning of the line to be described;thence southeasterly along a tangential curve concave to the south having a radius of 593.55 feetand a central angle of 30 degrees 03 minutes 52 seconds, a distance of 311.45 feet; thencesoutheast tangent to said curve, a distance of 477.04 feet; thence southeasterly along a tangentialcurve concave to the northeast having a radius of 10753.34 feet and a central angle of 2 degrees39 minutes 53 seconds, a distance of 500.14 feet to the east line of said East Half of the SouthwestQuarter and said line there terminating. Containing 74.57 acres.ALTA/ACSM OPTIONAL TABLE A NOTES(The following items reference Table A optional survey responsibilities and specifications)2)Site Address: 52 Address Unassigned, Corcoran, Minnesota 553743)Flood Zone Information: This property appears to lie in Zone X (area determined to be outside the 0.2%annual chance floodplain) and Zone A (Special flood hazard area (SFHA) subject to inundation by the1%annual chance flood, No base flood determined) per Flood Insurance Rate Map, Community Panel No.27053C0043F, effective date of November 4, 2016. No Base Flood Elevation was provided.4)Parcel Area Information:Existing Parcel:Gross Area: 3,248,527 s.f.~ 74.576 acresR/W Area: 48,196 s.f. ~ 1.106 acresWet Area:269,301 s.f.~ 6.182 acres Net Area: 2,931,030 s.f.~ 67.287 acres*We do not affirmatively insure the quantity of acreage set forth in the description. 5)Benchmark: Elevations are based on Hennepin County Control Point Station Name: 2771_N which hasan elevation of: 944.39 feet (NAVD88).6)Zoning Information: The current Zoning for the subject property is RSF-2 (Single Family Residential 2)per the City of Corcoran's zoning map dated Summer, 2020.We have not received the current zoning classification from the insurer.11)Utilities: We have shown the location of utilities on the surveyed property by observed evidence only.There may be underground utilities encumbering the subject property we are unaware. Please note that wehave not placed a Gopher State One Call for this survey. There may or may not be underground utilitiesin the mapped area, therefore extreme caution must be exercise before any excavation takes place on ornear this site. Before digging, you are required by law to notify Gopher State One Call at least 48 hoursin advance at 651/454-0002.18) Wetland Delineation: The wetland delineation was performed by Kjohaug Enviormental ServicesSummer 2020. Sathre-Bergquist located the wetland flags on 08/17/2020.DEVELOPMENT DATAStreet: 50' ROW - 30' B-BCDS - 50' RSETBACKSActive AdultFrontyard Setback: 20'22' Minimum DrivewaySideyard Setback: 5'/5'Rearyard Setback: 20'Single FamilyFrontyard Setback: 25'Sideyard Setback: 7.5'/7.5'Rearyard Setback: 30'PREPARED BY PREPARED FORENGINEERSATHRE-BERGQUIST, INC.150 SOUTH BROADWAYWAYZATA, MINNESOTA 55391PHONE: (952) 476-6000FAX: (952) 476-0104CONTACT : ROBERT S. MOLSTAD, P.E.EMAIL: MOLSTAD@SATHRE.COMDEVELOPERPULTE HOMES OF MINNESOTA7500 FLYING CLOUD DRIVEEDEN PRAIRIE, MN 55344CONTACT:CHAD ONSGARDPHONE: (952) 229-0723EMAIL: CHAD.ONSGARD@PULTEGROUP.COMI hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the State of Minnesota.Dated this 12th day of March, 2021.________________________________________________________Daniel L. Schmidt, PLS Minnesota License No. 26147schmidt@sathre.comBELLWETHER 7TH ADDITION / AMBERLEYPRELIMINARY PLATPREPARED FORPULTE HOMES VanBlaricom Park Area: +/- XX acres12' ACCESS TRAIL12' ACCESS TRAIL10 98 7 65 4 32 1 1098765432110 98 7 65 4 32 1 10987654321PARK SIGNCONCRETEENTRY AREAT R A S H R E C E P T A C L E SH O R T N O M O W F E S C U E S E E D M I X3' WIDEMULCH PATH5' BLAC K VI N YL CHAIN LI N K F E N C E BIKE RACKSBENCHBENCHTUNNELKING OF THE HILLHOOPS8' PICNINIC TABLEW/ 10X10 SLAB12' GATE200' x 300' PlayfieldCourts (85' x 120')SwingsTot Lot5' BLACK VINYLCHAIN LINK FENCE12' ACCESS & TRAIL8' T R A I L POND #7BNWL-935.0HWL-936.58' F U T U R E B I T T R A I LWBWBWBWBWBWBWBWBWB WBWBWBWBWBWBWBWBWBWBWB50' RPROPOSED WELL SITE+/- 7,853 SF (0.18 ACRES)PROPOSED WATER TOWER SITE32,400 SF (0.74 ACRES)180'180'WT50'12'TUR N A R O U N DVanBlaricom Park Area: +/- XX acres12' ACCESS TRAIL12' ACCESS TRAIL10 98 7 65 4 32 1 1098765432110 98 7 65 4 32 1 10987654321PARK SIGNCONCRETEENTRY AREAT R A S H R E C E P T A C L E SH O R T N O M O W F E S C U E S E E D M I X3' WIDEMULCH PATH5' BLAC K VI N YL CHAIN LI N K F E N C E BIKE RACKSBENCHBENCHTUNNELKING OF THE HILLHOOPS8' PICNINIC TABLEW/ 10X10 SLAB12' GATE200' x 300' PlayfieldCourts (85' x 120')SwingsTot Lot5' BLACK VINYLCHAIN LINK FENCE12' ACCESS & TRAIL8' T R A I L POND #7BNWL-935.0HWL-936.58' F U T U R E B I T T R A I LWBWBWBWBWBWBWBWBWB WBWBWBWBWBWBWBWBWBWBWB50' RPROPOSED WELL SITE+/- 7,853 SF (0.18 ACRES)PROPOSED WATER TOWER SITE32,400 SF (0.74 ACRES)180'180'WT50'12'TUR N A R O U N D 67897,708SQ. FT.419,493SQ. FT.4310,460SQ. FT.399,213SQ. FT.4010,180SQ. FT.14,102SQ. FT.29,180SQ. FT.19,610SQ. FT.113,905SQ. FT.4410,531SQ. FT.3814,951SQ. FT.37,566SQ. FT.4211,626SQ. FT.4510,561SQ. FT.2210,108SQ. FT.2127,868SQ. FT.16SQ. FT.10,191SQ. FT.258,844SQ. FT.1910,628SQ. FT.249,143SQ. FT.188,595SQ. FT.2011,235SQ. FT.239,114SQ. FT.179,716SQ. FT.229,653SQ. FT.2118,495SQ. FT.1510,345SQ. FT.2022,489SQ. FT.1411,510SQ. FT.1915,861SQ. FT.1312,641SQ. FT.188,689SQ. FT.611,712SQ. FT.178,550SQ. FT.710,428SQ. FT.1611,763SQ. FT.210,104SQ. FT.510,341SQ. FT.412,436SQ. FT.311,988SQ. FT.18,201SQ. FT.810,194SQ. FT.910,626SQ. FT.1011,123SQ. FT.1118,376SQ. FT.12106,311 SQ. FT.OUTLOT D7,773SQ. FT.27,767SQ. FT.37,903SQ. FT.77,226SQ. FT.48,219SQ. FT.87,298SQ. FT.58,756SQ. FT.97,076SQ. FT.110,891SQ. FT.119,811SQ. FT.107,327SQ. FT.68,513SQ. FT.58,334SQ. FT.68,420SQ. FT.47,721SQ. FT.37,572SQ. FT.27,491SQ. FT.114,222SQ. FT.312,085SQ. FT.412,425SQ. FT.513,636SQ. FT.615,733SQ. FT.719,037SQ. FT.822,132SQ. FT.929,298SQ. FT.117,317SQ. FT.214,333SQ. FT.2312,477SQ. FT.249,290SQ. FT.258,885SQ. FT.269,026SQ. FT.308,950SQ. FT.299,131SQ. FT.289,656SQ. FT.2710,847SQ. FT.1212,059SQ. FT.1015,382SQ. FT.158,860SQ. FT.149,280SQ. FT.138,246SQ. FT.11294,606 SQ. FT.OUTLOT C96364,364 SQ. FT.OUTLOT E5Δ Δ Δ Δ ΔΔ Δ Δ R O A DROAD4 R O A D 5ROAD 5 ROAD69SRRGNNE E N IG EDESIEN N SATHRE-BERGQUIST, INC.150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000SUSSYRS OER EVRPLANO. BYDATEREVISION1 CMT 4/16/2021REVISED ENTRANCE & BLOCK 2FIELD CREWXXXDRAWNCMTCHECKEDDLSDATE3/4/2021USE (INCLUDING COPYING, DISTRIBUTION, AND/ORCONVEYANCE OF INFORMATION) OF THIS PRODUCT ISSTRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'sEXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAIDAUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE ANDSHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OFALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVESTHE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTYLEGALLY RESPONSIBLE FOR DAMAGES OR LOSSESRESULTING FROM ILLEGITIMATE USE.WWW.SATHRE.COMFILE NO.BELLWETHER 7TH ADDITION / AMBERLEYPRELIMINARY PLATPREPARED FORPULTE HOMESHennepin County2272905-313-700CORCORAN,MINNESOTAI hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly LicensedLand Surveyor under the laws of the State of Minnesota.Dated this 12th day of March, 2021.________________________________________________________Daniel L. Schmidt, PLS Minnesota License No. 26147schmidt@sathre.comTWP:119-RGE.23-SEC.01SURVEY LEGENDXXWBBearings are based on the Hennepin CountyCoordinate System (NAD 83 - 1986 adj.)NORTH0SCALE IN FEET80 4040 80160 - " < - ( \\ \\ BELLWETHER (VAN BLARICOM)- PARK AREA EXHIBIT "'>,, --t1 -----=:::: . j / ,,,. , \ , JL- • \ \ I\ " \ \ Wetlar HWL-' -----.\"" r - ;, · ..-· .,•,f .1""""' ,,_/,. 1 l / "•' GROSS PARK/WELL/TOWER AREA= +/-364,366 SF (8.36 ACRES) WETLAND AREA (WITHIN PARK)= +/-67,420 SF (1.55 ACRES) PROPOSED WATER TOWER AREA (180'x180') = 32,400 SF (0.74 ACRES) PROPOSED WELL AREA (50'R) = 7,853 SF (0.18 ACRES) ' ' "'> I@ ·\ / :,: .,.,, / - - F,,l (-('> Tot Lot Swing '\_ ' ' "----- --- / DENOTES PROPOSED PARK AREA v.,,<,:,,f'..s su/?1,- i \ SATHRE-BERGQUIST, INC. -S, "' 150 SOUTH BROADWAY WAYZATA,MN. 55391 (952) 476-6000 ,,.o,,, '2 s ,{; '<."- p\..l'- · , ENCORE | PULTE HOMES Corcoran , Minnesota CONCEPT PLAN May, 2018SATHRE-BERGQUIST INC.north COUNTY ROAD 101 / BROCKTON LANE NORTHWETLAND WETLAND PRIVATE AMENITY CENTER ENTRANCE MONUMENT PUBLIC OPEN SPACE SITE DATA 44’ LOTS - 153 50’ LOTS - 181 60’ LOTS - 64 TOTAL - 398 SINGLE FAMILY LOTS LEGEND 44’ WIDE LOT 50’ WIDE LOT 60’ WIDE LOT SIDEWALK WETLAND POND TRAIL FUTURE TRAIL HUNTERS RIDGE PUBLIC PARK COUNTY ROAD 30COUNTY ROAD 116STIEG R O A D COMMERCIAL OUTLOT A FUTURE COMMERCIAL OUTLOT FUTURE LIGHT INDUSTRIAL OUTLOT FUTURE PUBLIC PARK ARRIVAL DRI V E IMMANUEL UNITED METHODIST CHURCH SCHOBER HOMESTEAD 1 Kendra Lindahl, AICP From:Mike Whitehead <m5white@hotmail.com> Sent:Thursday, June 3, 2021 6:21 PM To:Brad Martens Subject:April 23 Council Meeting Dear Mr. Martens, Please accept my comments for the meeting tonight. Respectfully, Mike and Lisa Whitehead 763‐213‐3571 19725 Stieg Road Rogers, MN 6/3/21 City Meeting about Bellwether Corcoran vision statement “The City of Corcoran will become a vibrant, connected community while preserving its natural character and agricultural roots.” The natural character around my home is 10 acre lots adjacent to me and 1.6 acre lots in the neighborhood just to my north. The hundreds of Agricultural acres to the east of me that we are discussing was zoned agricultural when I moved in and I accepted all of these conditions. Somewhere around 2006 the city drafted a long term plan that showed high density housing just to my East (that would be the west edge of the proposed development.) I went to the city hearing about this change to voice my opinion and proposed that the high density lots be placed along 101 and the lots adjacent to the existing 10 acre properties in my area be Low density to more closely align with established expectations. With this plan the people buying new homes in the proposed area know exactly what they are getting in to and the current property owners get to keep the type of neighborhood they signed up for. I further suggested that there should be a transition zone at least two houses deep along the west property line of the new development that would be comprised of at least 2.5 acre lots for the closest row and 1.5 acre lots for the next row. This was well received by the city and the Land Use Plan was changed to reflect Low density along the western border and commercial along 101 to the east. 2 I presented this plan again during the first hearing for this Bellwether development and I present it once again for these next phases. It is not that I thought the cornfields would be there forever. I expected the land to be sold and built into a residential area that aligned with the cities Vision Statement and current zoning. Like me, the builder knew what the zoning of this land was and accepted it as acknowledged by their purchase of it. It seems once again they have gambled that they could get all of their concessions, including rezoning, to maximize their profit at the expense of the existing local property owners. The city has acknowledged that high density populations are the least beneficial to the tax burden due to the cost of additional services necessary to support them. The city has indicated that the new property tax revenue falls short of supporting these added expenses. If this is all true, why is the city even considering more of these high density developments to this area? Regarding plans other than housing density I agree that the developer should be asked to pay for finishing all of Stieg road and that we will need turn lanes on 116 to handle the increase in traffic onto Stieg Road. I am also concerned the wetland evaluation indicates that “Wet 25 discharged overland (west) towards the large Wet 4 complex” per attachment A. Wet 4 is part of my backyard. It does not mention the drain field that was installed unlawfully approximately 8 years ago that drains part of the proposed development area directly into the Wet 4 wetland. I lost about 2 acres of land to water after this was installed. I contacted the land owner as the trenches were being dug and he indicated he had no Idea what was going on as he was renting the land out. I then challenged the people operating the excavating equipment and they said they were just maintaining existing runs of drain field. I asked them to show me a single piece of old tile, which was nowhere to be seen, and they just got in their trucks and left. I did raise my concern to the city as the trenches were being dug but the pipe went in the next day just the same. 3 4 In conclusion, when I asked several neighbors if they were going to go to this hearing the response was unanimous… “I don’t think it will make any difference” or “do you think it will make any difference?” Needless to say, this is disappointing but not unwarranted considering the people living on Hunters Ridge did not get the transition area or reduction in population density to address their concerns. It is not that the city doesn’t listen at all. I have been to many city meetings and usually find the council members and the Mayor are open to opinions and act on them. It does however seem they are less willing when it comes to big ticket items like these. I am hopeful that the Mayor and Council members will put the opinions of the people who elected them to look after their best interests before those who are trying to bolster their business profits at the expense of the existing residents and the adjoining neighborhoods. 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6.b. TO: Corcoran Planning Commission FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: June 22, 2021 for the July 1, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary Plat and Variance for “Gordon’s Country Estates First Addition” at 19701 and 19717 Jackie Lane (PID 01-119-23-22-0024 and 01-119-23-22-0021) (city file no. 21-025) REVIEW DEADLINE: July 27, 2021 1. Description of Request Jake Overcott is requesting approval of a preliminary plat and variance to adjust the lot line between the two properties located at 19701 Jackie Lane and 19717 Jackie Lane. The variance is from the minimum lot size and lot width requirements in the Urban Reserve (UR) district. The applicant has also submitted a request to vacate the drainage and utility easements on the common lot lines. The vacation will be reviewed by the City Council only. 2. Background The applicant is requesting approval of a preliminary plat to adjust a lot line between two properties that would increase the size of the lot located at 19717 Jackie Lane and decrease the size of the lot located at 19701 Jackie Lane. The combined size of the two properties will not change. The applicant has submitted a variance application related to lot size and lot width required in the UR district. The applicant has submitted these applications in order to increase the size of their property at 19717 Jackie Lane to allow for the construction of an accessory structure where it is not possible with the current lot size and property boundaries. The property owner at 19701 Jackie Lane wishes to decrease the size of their property to lessen the burden of property maintenance. The site comprises two developed single family residential lots. The property located at 19701 Jackie Lane has one chicken coop and fence accessory structure, which will need to be relocated as a result of the lot line adjustment. 3. Context Zoning and Land Use The site is zoned Urban Reserve (UR) district and the Comprehensive Plan designates the site as Existing Low Density Residential. The property is located within the Metropolitan Urban Service Area (MUSA). Gordon’s Country Estates First Addition (20-025) 2 July 1, 2021 Surrounding Properties All surrounding properties are located within the MUSA, zoned UR district and designated as Existing Low Density Residential in the Comprehensive Plan. Present land use on all surrounding properties is single family residential. Natural Characteristics of the Site The Comprehensive Plan Natural Resources Inventory (NRI) map identifies open water on the property located at 19717 Jackie Lane. Hennepin County Natural Resources Map identifies probable and potential wetlands on both parcels within the site. Probable and potential wetlands are located on the southern half of the property at 19717 Jackie Lane and potential wetlands are located along the south property line of the property at 19701 Jackie Lane. Trees exist throughout the site. 4. Analysis Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance. If it meets these standards, the City must approve the preliminary plat. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. B. Consistency with Ordinance Standards Preliminary Plat Lot line adjustments are allowed without platting if the conditions in Section 926, Subd. 1 of the City Code are met. The proposed lot line adjustment between 19717 and 19701 Jackie Lane will result in lots that do not meet the minimum dimensional requirements for the UR district, therefore, it does not meet all the conditions in Section 926. Therefore, a preliminary plat and variance from minimum dimensional requirements is required to adjust the lot line between the two parcels. Lot Size and Setbacks The applicant is proposing a lot line adjustment between two properties on this 4.2-acre site. The lot line adjustment will increase the size of the property located at 19717 Jackie Lane from 1.3 acres to 2.14 Gordon’s Country Estates First Addition (20-025) 3 July 1, 2021 acres and decrease the size of the property located at 19701 Jackie Lane from 3.02 acres to 2.18 acres. The preliminary plat will not create any additional lots. Proposed Lot 1 and proposed Lot 2 do not meet UR district standards for lot sizes and width. Section 1040.020 Subd. 9 of the Zoning Ordinance requires a lot size of 20 acres and minimum lot width of 300 ft. The existing homes have legal non-conforming setbacks from lot lines that are not being adjusted with this plat. UR District Standards Proposed Lot 1 Proposed Lot 2 Minimum lot area 20 acres 2.14 acres 2.18 acres Minimum lot width 300 ft. 204.91 ft. 181.90 ft. Minimum lot depth 300 ft. 425.48 ft. 498.78 ft. Front, from all other streets 50 ft. 55.60 ft. (Jackie La) 53.60 ft. (Robert La) 48.80 ft.* Side 25 ft. 15.20 ft.* 66.40 ft. Rear 30 ft. 342.40 ft. 407.60 ft. Maximum Principal Building Height 35 ft. N/A N/A * Legal non-conforming setbacks that will not be affected by the lot line adjustment proposed with the preliminary plat. Structures A survey submitted by the applicant shows homes on each of the two lots. The existing homes do not meet the front and side setback requirements of the UR district and are legal non-conforming structures due to setbacks. The lot line adjustment will not affect those setbacks. The homes would both meet the required setbacks from the new lot line. Plans show both proposed lots meet the standards for accessory structure footprints. A chicken coop on proposed Lot 2 do not meet the side setback requirements for the proposed lot line adjustment. Staff has included a condition that the chicken coop and fence on proposed Lot 2 be relocated or removed to comply with the 20 ft. side yard setback from the new lot line. Well and Septic Plans show the location of existing well and septic areas for both proposed lots. Well and septic for both properties will remain within their respective proposed lot boundaries. No new well and septic is proposed. Streets No new streets are proposed. Both properties have front property lines along Jackie Lane. Proposed Lot 2 is situated at the southwest corner of the intersection of Jackie Lane and Robert Lane. Gordon’s Country Estates First Addition (20-025) 4 July 1, 2021 Public Safety Review Public safety reviewed the plans and had no comments. Wetlands A wetland delineation report for the property located at 19701 Jackie Lane was submitted and is being reviewed by the City as the wetland LGU; however, the report did not include the property at 19717 Jackie Lane. Staff has included a condition requiring that the wetland delineation report be updated to include both properties prior to recording the final plat. Section 1050.010, Subd. 5 of the Zoning Ordinance requires wetland buffers and buffer setbacks from delineated wetlands. The buffers around wetlands be planted with vegetation in accordance with Section 1050.010, Subd. 8 (Buffer Strip Vegetation Performance Standards). Staff has included a condition that will require the applicant to comply with these standards on both proposed lots. Assuming the open water on proposed Lot 1 is a low-quality wetland, an average wetland buffer width of 15 ft. will be required in addition to a 15 ft. structure setback from the buffer. If a wetland delineation report finds higher quality wetlands, buffer and setback requirements will be adjusted accordingly. The plans must also be revised to show the wetland buffer monuments. Monuments must be installed prior to release of the escrow. Drainage and Utility Easements Existing Lots 9, 10, and 11 have 10 ft. drainage and utility easements on the shared lot lines that are proposed to be vacated. New drainage and utility easements will be provided along the new common lot line. The vacation will be reviewed at a public hearing at the July 22nd City Council meeting. Parks and Trails Section 955.020 of the Subdivision Ordinance states, “Park Dedication is only due in cases where additional new parcels are created.” The subdivision will create two lots where two currently exist. Because no new parcels are created by the preliminary plat, a park dedication is not required. Variance The applicant is requesting a variance from the minimum lot size of 20 acres and minimum lot width of 300 ft. required in the UR district. A variance requires that the applicant show that the following standards have been met. Gordon’s Country Estates First Addition (20-025) 5 July 1, 2021 A. That there are practical difficulties in complying with the zoning ordinance. The existing lots are legal, nonconforming lots and their combined area is not changing. There is practical difficulty in complying with the zoning ordinance because both properties are legal, nonconforming lots and it is not possible to create conforming lots from the combined area of the two lots. Adjusting the common lot line will not result in any real change to the existing conditions with two legal nonconforming lots. 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. The situation is unique to the site as both existing properties are nonconforming today and that condition will not change if the preliminary plat and variance are approved. The conditions for which the variance is being sought were established after the two properties had been developed. The constraints to conform with minimum lot size and lot width were established prior to, and not created by, the current landowners. C. That granting of the variation will not alter the essential character of the locality. The combined area of the proposed lots is not changing and only the shared lot line is being adjusted. The essential character of the locality is being preserved as both lots have been developed and no new lots are being created. D. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the UR district is to preserve areas where urban services are planned, as shown on the 2040 Comprehensive Plan, but not yet available. City Code describes that the large minimum lot area will assist to retain these lands in their natural state until public infrastructure is available. Proposed Lots 1 and 2 will continue to preserve the urban service area as it exists today. E. The variance is consistent with the Comprehensive Plan. The variance to allow for smaller lot dimensions is consistent with the Comprehensive Plan for Existing Low Density Residential. The density of roughly 1 unit per 2 acres will remain the same, as no new development or lots are being created. F. The City may impose conditions on the variance to address the impact of the variance. Prior to release of the escrow, the chicken coop and fence on proposed Lot 2 will need to be relocated or removed to comply with the 15-foot side yard accessory structure setback requirements in the UR district. Gordon’s Country Estates First Addition (20-025) 6 July 1, 2021 Summary Staff finds that the proposed preliminary plat and variance are generally consistent with the City Comprehensive plan and ordinance goals. If the Commission finds that the variance standards have not been met for the variance, they could recommend denial of the variance and provide findings of fact for denial. 5. Recommendation Move to recommend the approval of the resolution approving the preliminary plat and variance. Attachments 1. Draft Resolution Approving Preliminary Plat and Variance 2. Site Location Map 3. City Engineer’s Memo dated June 22, 2021 4. Significant Natural Resources Map dated 2019 5. Applicant Narrative dated May 15, 2021 6. Preliminary Plat dated May 14, 2021 City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND A VARIANCE FOR “GORDON’S COUNTRY ESTATES” ON THE PROPERTIES LOCATED AT 19701 JACKIE LANE AND 19717 JACKIE LANE (PID 01-119-23-22-0024 AND 01-119-23-22-0021) (CITY FILE NO. 21-025) WHEREAS, Jake Overcott (“the applicant”) has requested approval of a preliminary plat to allow for a lot line adjustment between the two properties described as follows; LOTS 9, 10, AND 11, BLOCK 3, GORDON'S COUNTRY ESTATES, HENNEPIN COUNTY, MINNESOTA. WHEREAS, the applicant has also requested approval of a variance from lot size and lot width requirements, and; WHEREAS, the Planning Commission reviewed the preliminary plat and variance at a duly called public hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary and variance subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on May 18, 2021 and revisions received on May 28, 2021, except as amended by this resolution. 2. The requested variance from the lot size and lot width requirements is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The existing lots are legal, nonconforming lots and their combined area is not changing. There is practical difficulty in complying with the zoning ordinance because both properties are legal, nonconforming lots and it is not possible to create conforming lots from the combined area of the two lots. Adjusting the common lot line will not result in any real change to the existing conditions with two legal nonconforming lots. b. That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. The conditions for which the variance is being sought were established after the two properties had been developed. The constraints to conform with minimum lot size and lot width were established prior to, and not created by, the current landowners. c. That the granting of the variation will not alter the essential character of the locality. The proposed lots are being created where two lots already exist. No new lots are being created. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the UR district is to preserve areas where urban services are planned, as shown on the 2040 Comprehensive Plan, but not yet City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 2 of 3 available. City Code describes that the large minimum lot area will assist to retain these lands in their natural state until public infrastructure is available. Proposed Lots 1 and 2 will continue to preserve the urban service area as it exists today. e. The variance is consistent with the Comprehensive Plan and maintains the Existing Low Density Residential designation. 3. The applicant must comply with all conditions in the City Engineers Memo dated June 22, 2021. 4. Prior to release of the escrow, the applicant must relocate or remove the chicken coop and fence on proposed Lot 2 to comply with the 15-foot side yard setback requirements for accessory structures in the Urban Reserve district. 5. The approval is subject to the review and approval of the wetland delineation. a. The applicant shall provide a wetland delineation report for the property at 19717 Jackie Lane. b. The wetland delineation for the plat must be approved prior to final plat application. c. The plans must be revised to show the required wetland buffer, wetland buffer setbacks and wetland buffer monuments on the preliminary plat. d. The approved wetland delineation shall be shown on plans prior to recording the final plat. e. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. f. Wetland buffer monument signs shall be purchased from the City and must be installed by the applicant prior to release of escrow. g. The applicant is allowed to let the wetland buffer strip grow naturally rather than require new wetland plantings. 6. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 3 Whereupon, said Resolution is hereby declared adopted on this xxth day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director He nn e p in Co u nty Natu ra l R es o urc es Map Da te : 6/7 /2 02 1 Co mm ent s: Th is da ta (i) is furn ished 'AS IS' wit h n o represe ntation as to comp leteness or accu racy; (ii) is furnish ed with no warra nty of a ny kin d; an d (iii) is n otsu it able for le ga l, engine ering or surveying p ur po ses. He nn epin Cou nt y shall n ot be liable for a ny d amage, in jury or loss re sulting from th is da ta. CO PYRIGHT © HENNEP IN COUNTY 2021 1 inc h = 1 00 f ee t Le ge n d We tla nds Pot en tial Wetland - HC WI Pr obab le We tlan d - H CW I Pr obab le We tlan d - N WI PID: 0 111 9232 2002 1 Ad d re s s: 1 9717 JA C KIE L A, C OR C OR AN O wne r N am e: J A KE OVER C OT T Acr es: 1.3 ¯ Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE, City Engineer Project: 229701081 Date: June 22, 2021 Subject: Overcott _Jackie Lane_Gordon Country Estates Lot Line Adjustment Overview • A lot line in Gordon Country Estates (First Addition) is proposed to be adjusted. • New Drainage and Utility Easements (D&U) will be established. • The proposal to vacate the existing side yard D&U easements between Lots 9/10 and Lots 10/11 is acceptable. • The proposed side yard D&U easement between Proposed Lot 1 and Proposed Lot 2 is acceptable. Recommendation • The approved wetland delineation shall be shown on plans prior to recording the final plat. o Drainage and utility easement is required over the formally approved wetlands. • An existing shed encroaches into proposed easement between Proposed Lots 1 & 2 o This structure should be removed or the lot line adjusted as needed. End of Memo City of GreenfieldCityofMapleGroveanideM fo ytiCsregoR fo ytiCBechtold RdPioneer TrlTrailHavenRdCounty Road 116County Road 30Schutte RdOakdale DrCounty Road 10lrT eohsesroHCountyRoad50dR nesraLWillow DrHunterRdCounty Road 19lrT daetsemoHCain RdRolling Hills RdCountryRdMohawk DrLarkin RdFoxline DrStrehler RdnL lessaDOld Se t tl ers RdStieg RdKalk RddR retsieMMaple Hill RdN evA dr39dR remsseTBlue Bonnet DrJubertLn456710456750456719456730456711645671014567117Brockton Ln N109th Ave N4567101")55dR eromakcaHMorinLakeScottLakeJubertLakeGooseLakeCookLakeRushCreekRushCreekSouthForkRushCreekSouthForkRushCreek2040 COMPREHENSIVE PLAN3,00003,0001,500Feet±Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxdDate: 1/7/2019Time: 1:10:39 PMUser: ShuJC0243^_Natural Community!(Rare Species OccurenceHigh Quality Natural CommunityNatural Plant CommunitiesWetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant)UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open WaterMap 1-7Natural Resource Inventory AreasNote: Due to limitations of map scale, distribution and proportion of NaturalCommunity types within each colored area are approximate.Source:Natural Plant Communities, Rare Species Occurence (Natural Resource Inventory andManagement Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates)27 ΔΔGORDON'S COUNTRY ESTATESFIRST ADDITIONSURVEY FOR: Jacob OvercottBOUNDARY SURVEYED: 5/12/2021 PRELIMINARY PLAT DRAFTED: 5/14/2021LEGAL DESCRIPTION:LOTS 9, 10, AND 11, BLOCK 3, GORDON'S COUNTRY ESTATES, HENNEPIN COUNTY, MINNESOTA.CERTIFICATION: I hereby certify that this survey was prepared by me or under my direct supervision and that I am a Professional LicensedSurveyor under the Laws of the State of Minnesota._______________________________________________Kaleb Kadelbach PLS 57070’ 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: June 23, 2021 for the July 1, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Cook Lake Highlands” at 19220 County Road 10 (PID 25-119-23-14-0003) (City File 21-028) 60-DAY REVIEW DEADLINE:August 7, 2021 1.Description of Request The applicant is requesting approval of “Cook Lake Highlands” which contains a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot assisted living and memory care facility (32 units). The site is located on the northwest corner of County Road 10 and Brockton Lane. The development plan shows development of the project in a single phase. 2.Application History The Planning Commission reviewed the item on April 1, 2021 and voted 4-0 to recommend denial of the project. Following the Planning Commission review, the developer submitted revised plans which removed the apartment building, added 8 single-family villas, moves the large stormwater to the previous apartment location and retained the trail near Bass Lake Crossing in the northwest corner of the site. The Parks and Trails Commission reviewed the item on April 15, 2021. The Parks Commission recommended not taking Outlot C, taking cash-in-lieu of land for the park dedication and no cul-de- sac connection for the trail. The City Council reviewed the item on April 22, 2021. The City Council voted 5-0 to deny the project, as recommended by the Planning Commission. 3.New Application Section 1070.010 of the Zoning Ordinance says “Whenever an application for an amendment has been considered and denied by the City Council, the Planning Commission or City Council shall not consider a similar application for an amendment affecting substantially the same property again for at least 6 months from the date of its denial. A subsequent application affecting substantially the same property shall likewise not be considered again by the Planning Commission or City Council for an additional 6 months from the date of the second denial unless a decision to reconsider such matter is made by not less than a majority of the full City Council.” Agenda Item: 6.c. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 2 July 1, 2021 Following denial of the application at the April 22nd City Council meeting, the applicant met with neighboring residents and believes she now has the support of neighbors. At the May 27th, the applicant requested City Council approval to submit a substantially similar application to the one that was previously denied. The Council voted 4-0 to allow her to submit a new, but substantially similar application for review. The following changes have been made since the April 22nd City Council meeting: •Two additional coniferous trees and one river birch or similar species have been added to the single-family villa lots 1-12 to buffer from the existing “Bass Lake Crossing” homes. •Lots 1-12 will be restricted to single story villa homes. •The Applewood Pointe building has been converted to a flat roof which reduces the building height from 55 feet to 49 feet. •The memory care facility has a full kitchen and bathroom in each unit and are now considered housing units for the density calculation. While there were several written comment received in response to the prior application, staff has only received three public comments on this new application. 4. Context Zoning and Land Use The property is guided Mixed Residential and zoned RMF-2 Mixed Residential. The property is in the 2020-2025 phase of the 2040 Staging Plan and municipal services are available. Surrounding Properties There is an exception parcel in the northern portion of the site that is owned by the Metropolitan Council for a lift station with an easement access over the eastern portion of the site. This property is guided Public/Semi-Public and zoned P-I Public/Institutional. The property to the north is guided Low Density Residential and zoned RSF-2 Single Family Residential. The property to the west is developed as a single-family residential subdivision “Bass Lake Crossing”. The property to the east is located in Maple Grove and is currently going through the review process to be developed as a single-family residential subdivision. The property to the south is guided Mixed Use and zoned PUD Planned Unit Development. It is currently Lions Park. Natural Characteristics of the Site There is a large wetland on the northern portion of the site. Cook Lake is located northeast of the site and imposes Shoreland restrictions on this site. The Natural Resource Inventory map identifies a high-quality maple/basswood natural community and a rare species occurrence on the site. There are areas of FEMA floodplain in the northern portion of the site. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 3 July 1, 2021 5.Analysis of Request A. Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the plat. B. Consistency with Ordinance Standards Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. Rezoning The property in this proposed development is zoned Mixed Residential (RMF-2). The applicant is requesting that the properties be rezoned to Planned Unit Development (PUD). The rezoning would be consistent with the current mixed-use land use designation, which requires development at 8-10 units per net acre. The project includes a mix of single-family villa, a senior co-op, a memory care facility and a daycare/young education facility. All of these uses are permitted in the RMF-2 zoning district, except the memory care facility which is considered a nursing home in the current ordinance and only permitted in commercial districts. However, since it is a facility where people will live and meets the definition of housing by HUD, staff finds that it could be considered an appropriate use in a residential PUD. The Zoning Ordinance has established a PUD zoning district with the purpose of promoting a creative and efficient use of land by providing design flexibility in the development of residential neighborhoods and/or nonresidential areas that would not be possible under a conventional zoning district. In this case, the developer is requesting PUD flexibility as outlined below. The project is requesting PUD flexibility for: Cook Lake Highlands RZ, PP and PUD (city file 21-028) 4 July 1, 2021 1. Flexibility from the shoreland standards to reduce the minimum lot size and width for the villa home lots. 2. Flexibility from the shoreland and RMF-2 district standards to reduce the side yard setback for the villa home lots. 3. Flexibility from the shoreland and RMF-2 district standards to increase the maximum building height for the senior co-op. 4. Flexibility from the shoreland standards to increase the maximum impervious coverage for the site. 5. Flexibility from the parking standards to reduce the parking stall length for the site. 6. Flexibility from the fence standards to have a taller fence than the 4-foot allowed within the required front yard setback. In exchange for this flexibility, the applicant will: a. Provide additional landscaping beyond the ordinance requirements a. The plans show 234 trees and 598 shrubs where 188 trees and 112 shrubs are required b. Provide additional right-of-way (ROW) for County Road 10 future improvements a. Additional 20 feet is being dedicated as ROW. c. Dedicate a lot in the development for a City booster station. d. Provide easements for City and Metropolitan Council utilities and access. e. Provides a mix of uses that would not otherwise be possible under standard zoning. f. Dedication of 8.36 gross acres of park. However, staff notes that when the applicant proposed this to the Parks and Trails Commission in April, they recommended against acceptance of this park. The PUD flexibility and the detailed development plan is discussed in the PUD Development Plan section of this report. The City must review this request for compliance with the PUD standards as follows: 1. The planned development is not in conflict with the Comprehensive Plan. The planned unit development uses are not in conflict with the Comprehensive Plan. However, the proposed pre -development net density is 7.2 units per acre. The Comprehensive Plan notes that the City calculates net density (gross land area - wetlands and land below the 100-year OHWL) to ensure compliance with the Comprehensive Plan goals. This is the calculation that the City has used for other development reviews in Corcoran. The net density is not consistent with the 8-10 units per acre that is expected in the Mixed Residential land use classification. These density calculations are based on the entire site. While only the units in the villas, memory care and co-op are considered dwelling units for the purpose of calculating density, the entire site is calculated for net land area. Staff believes that the applicant accurately calculated density based on the definition in the Zoning Ordinance: DENSITY, NET (PRE-DEVELOPMENT): The number of housing units divided by the net residential acreage (gross land area minus wetlands and areas below the 100-year ordinary high water elevation). For proposed developments, net acreage is based on the Cook Lake Highlands RZ, PP and PUD (city file 21-028) 5 July 1, 2021 predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area. However, staff notes that this development results in an estimated post-development net density of 9.2 units per acre. It is not possible to calculate the post development net density until the final plans are approved because this formula also deducts wetland buffers, stormwater ponds and other areas protected by easements; therefore, this is not the number cities use to calculate density at this stage. However, that is the number that will be provided to the Metropolitan Council as part of the plat monitoring program which is a tool to ensure that cities are meeting their density goals. The plan incorporates the trail and street connections anticipated within the site and preserves significant portions of the existing natural resources on site. 2. The planned development is not in conflict with the intent of the underlying zoning district. The planned development of a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot/32-unit assisted living and memory care facility is consistent with the intent of the RMF-2 district and the Comprehensive Plan goals to provide a variety of housing options. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the building height, provide a mix of lot sizes and reduced setbacks for this development at a density consistent with the Comprehensive Plan. 3. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide additional landscaping, an increased ROW for County Road 10, land for a future booster station, public easements beyond what would typically be required, a mix of land uses that might not otherwise be possible. The PUD allows the developer to request flexibility from the performance standards in the ordinance in exchange for a better development than might otherwise be expected. The Planning Commission could find that the PUD flexibility requested by the developer results in deviations from the applicable provisions of the Zoning Ordinance that are not off-set by the PUD benefits proposed by the applicant and, therefore, are in conflict with the appliable provisions of the ordinance. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible without dependence upon any other subsequent phase. The project will be completed in a single phase. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 6 July 1, 2021 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails and sidewalks along with some private trails. The development includes the construction of all public infrastructure needed to serve this site at the developer’s expense. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The planned development is a mixed residential development which transitions from single family to a multi-story residential structure located on the furthest portion of the site and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. However, the Planning Commission could find that the height of the building, the density of the project and the overall massing is out of character with the surrounding land uses and would have an undue impact on the reasonable enjoyment of the neighborhood. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations The PUD would provide quality building design, install and provide streets, utilities and public facilities that may not otherwise be installed. The development will meet the City’s density goals while preserving high quality natural resources, providing trails, a park and quality architecture. The Zoning Ordinance states that “the rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan.” Preliminary PUD Development Plan The entire project will be built in a single phase includes: • 20 single family homes • 102 senior co-op units • Daycare • Assisted living and memory care facility with 32 units Cook Lake Highlands RZ, PP and PUD (city file 21-028) 7 July 1, 2021 The market rate apartment that was included in the previous version of this plan has been eliminated. Shoreland Overlay District The property includes a shoreland overlay district from Cook Lake located to the northeast of the property. Cook Lake is a Natural Environment Lake and the standards that apply for this lake classification are in Section 1050.020 of the City Code. The lot area, lot width and building height standards have been included in the table shown below. The shoreland overlay district extends 1,000 feet from the ordinary high water level (OHWL) of the lake and encompasses most of this site. Natural Environment Lakes have additional setback standards which are measured from the OHWL. A Natural Environment Lake requires a 150-foot setback for all structures. The proposed location of all structures meets this standard. Lots within the shoreland overlay district is limited to a maximum impervious surface coverage limit of 25%. The applicant is requesting flexibility to calculate the impervious surface area of the entire site rather than individuals and to exceed the maximum impervious surface limit with a total of 39.2% impervious surface for the entire site. Individual sites range from 25.29% to 58.78% impervious surface coverage. The underlying zoning district does not have an impervious surface limit. It is worth noting that any development on this site will require flexibility from the impervious surface limit from the shoreland standards. The shoreland overlay district also includes standards for buffers to be established adjacent to the OHWL of the lake. In this case, there is a wetland located adjacent to the lake that extends towards the property and will establish its own buffers. These wetland buffers are discussed further in a later section of the report. Lot Dimensions and Setbacks The development is being reviewed against the RMF-2 district standards and the Shoreland Overlay district standards. The applicant is requesting some flexibility from the lot size, lot width and side yard setbacks standards for the single-family villas and the building height for both multi-family buildings as follows (shown in red): RMF-2 District Standards Shoreland Overlay Standards Proposed PUD Standards Single Family Apartment All uses Single Family Villas Senior Co-op Daycare Memory Care Minimum Lot Area 6,000 sq. ft. 1 acre 20,000 sq. ft. 6,750 sq. ft. 4.47 acres 1.88 acres 2.14 acres Minimum lot width 60 feet 100 feet 125 feet 50 feet <125 feet <125 feet <125 feet Cook Lake Highlands RZ, PP and PUD (city file 21-028) 8 July 1, 2021 RMF-2 District Standards Shoreland Overlay Standards Proposed PUD Standards Single Family Apartment All uses Single Family Villas Senior Co-op Daycare Memory Care Front, From Major Roadways* 100 feet 100 feet N/A N/A N/A 100 feet (60 feet with landscaping) 100 feet (60 feet with landscaping) Front, From all other streets 25 feet 25 feet N/A 25 feet 25 feet 25 feet 25 feet Side 10 feet 30 feet N/A 5 feet 30 feet 30 feet 30 feet Rear 25 feet 25 feet N/A 30 feet 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 25 feet 35 feet 49 feet 22 feet ~23 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Internal: 20 feet between attached or multi-family principal structures separated by common area. Staff notes that the smaller lots are consistent with the lot area/width for other developments in the City. The City did approve a similar lot area/width in the Ravinia and Bass Lake Crossing developments. However, Lots 10-12 do not meet the minimum 50-foot lot width. The 50-foot minimum has been measured in similar PUDs at the front setback line. Meeting the 50-foot minimum lot width will result in at least one lot being removed. • Staff recommends removal of one of the lots in order to meet the 50-foot minimum lot width standard. The applicant is requesting that the maximum building height be increased to allow a 49-foot 4-story senior co-op. The building height for this structure exceeds the allowed building height for the zoning district and the shoreland overlay. The City has approved building height flexibility from the shoreland standards for Rush Creek Reserve. The developer is requesting side yard setback flexibility to allow a minimum of 10 feet between buildings. The previous Council has discussed the single-family district standards at a July 25, 2019 work session and the consensus was to maintain a minimum of 15 feet between buildings. However, staff notes that the Bass Lake Crossing development does have the smaller setbacks requested by the applicant. • Staff recommends that the 15 feet separation be maintained, but the Planning Commission could find that a smaller setback similar to the adjacent neighborhood is appropriate and modify the approving resolution. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 9 July 1, 2021 Fences The applicant is proposing a fence on the daycare lot to the east of the principal structure. The fence is proposed to be six-foot-tall ornamental fence which will enclose a recreation area for the daycare. The northeast corner of the fence and the south portion of the fence are located within the required front yard setback for the principal structure. The ordinance requires all fences over four feet high to meet the front yard setback requirements. Staff does not support the request for PUD flexibility in the front yard on the northeast corner where traffic visibility would be reduced by the fence and recommends that the fence be reconfigured to comply with the setback requirements in this area. The applicant noted with the previous submittal that the plans would be revised to comply, but the plans have not yet been updated. Retaining Walls The applicant is proposing a number of retaining walls to achieve the desired grading on the site. Several retaining walls have been removed from the previous version, but there are still a number of retaining walls on site with the largest at a height of 9 feet. Engineering will need to review certified designs for all the walls that exceed four feet in height. Utilities The City Engineer’s memo provides detailed utility comments. This project will extend municipal sewer and water through the site. The City ordinance requires developers to stub sanitary sewer, water and streets to the property line, which means development of this infrastructure makes development possible for adjacent properties. The developer is proposing to dedicate a 0.30-acre parcel, shown as Lot 3, Block 2 on the eastern boundary of the plat, to allow for construction of a City owned, operated and maintained booster station. The booster station is needed for continued and expanding water service to the residents of the City. Staff views the dedication of this land for a booster station as a PUD benefit. Transportation The plan shows a 60-foot right-of-way with a 30-foot street section for 74th Avenue and the new cul- de-sac street. A 26-foot private drive is proposed to serve the senior co-op. Improvements are proposed to the intersection of 74th Avenue and County Road 10 including a dedicated eastbound left turn lane and westbound right turn lane on County Road 10. Additionally, a 20-foot fire lane is proposed which wraps around the north and east sides of the senior co-op building. The eastern portion of the fire lane is located within an existing Metropolitan Council access easement. The applicant has been working with the Metropolitan Council to revise the existing easement to include new language allowing joint access through the area. A condition has been included in the draft resolution that the City will require a letter from the Metropolitan Council agreeing to the easement changes. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 10 July 1, 2021 The access provided for the daycare and memory care uses is proposed to be a shared access on the daycare lot. A shared access and maintenance easement agreement will be required with a final plat application and has been included as a condition of approval. Additionally, the private drive and shared access are not aligned to create a safer intersection. Staff encourages aligning the access points for shared access and the private drive to provide a safer intersection for both entrances. The offset access points increase the potential for conflicts for vehicles and pedestrians. However, with the apartment building removed and the reduced traffic from the northern access, if the developer cannot accommodate the aligned accesses then they will need to work with city staff to include a safe pedestrian crossing as an alternative. The City Engineer’s memo provides more detailed transportation comments. The draft resolutions require compliance with the engineer’s memo. Parking The parking standards in Section 1060.060, Subd. 4 of the Zoning Ordinance require parking areas to be setback 10 feet from all side and rear lot lines and to be setback equal to the principal structure for the front lot line. The parking areas comply with this standard with the exception of the parking area located south of the building on the daycare lot. The parking area is required to be setback 100 feet or 25 feet with additional landscaping provided as outlined in Section 1060.070, Subd. L. The applicant is proposing to have the parking area setback 50 feet from the southern lot line. Staff supports a reduction in the required parking setback with the condition that additional landscaping is provided to meet the requirement. All the lots are shown with 90-degree parking stalls. The dimensional requirements require a minimum stall depth of 18 feet 6 inches. The applicant is seeking flexibility to provide all parking stalls with a minimum depth of 18 feet. The Zoning Ordinance requires two parking spaces per residential unit for single family. The single- family villa homes can meet their parking requirements with the attached garage and driveway. All driveways in front of garages must be a minimum of 22 feet long to allow a vehicle to park in front of the garage without conflicting with sidewalks and streets. Additionally, on-street parking will be allowed on one side of the 28-foot wide public street. The Zoning Ordinance requires 1.5 parking stalls per residential unit for senior housing. The senior co-op building contains 102 units and will be required to have 153 parking stalls. The senior co-op is proposing to provide 121 garage parking stalls and 75 surface parking stalls, with a total of 196 parking stalls being provided. This complies. The Zoning Ordinance does not specify the number of parking spaces required for a daycare use. As such, planning staff is directed to use the most similar use from the parking requirements or to consult reference materials to determine an appropriate parking requirement for the use. Based on staff’s research we recommend that the daycare provide one space for each employee plus one space for every six individuals of licensed capacity. The daycare is proposing to provide 43 surface parking stalls. The number of employees and the licensed capacity for the building has not been Cook Lake Highlands RZ, PP and PUD (city file 21-028) 11 July 1, 2021 provided so it unclear at this time if the parking requirements have been met. The applicant did provide a parking analysis for the use showing a peak parking of 42 spaces. The Zoning Ordinance does not specify the number of parking spaces required for a memory care/assisted living use. As such, planning staff is directed to use the most similar use from the parking requirements or to consult reference materials to determine an appropriate parking requirement for the use. Staff recommends that the memory care/assisted living provide four spaces plus one for each 3 beds offered. The memory care/assisted living is proposing to provide 19 surface parking stalls. 32 beds are being offered at the memory care facility which requires 15 parking spaces. Use Parking Requirement Required Parking Surface Parking Underground Parking Total Parking Single-Family Villa 2 per unit 40 40 N/A 40 Senior Co-op 1.5 per unit 153 75 121 196 Daycare 1 per employee plus 1 per six individuals of capacity Unknown 43 N/A 43 Assisted Living/Memory Care 4 plus 1 per 3 beds 15 19 N/A 19 The number of parking stalls complies with ordinance requirements. Public Safety The public safety committee reviewed this request and provided comments related to public safety access. The memo is attached to this report and compliance is included as a condition of approval in the draft resolution. Stormwater The plans show a number of stormwater ponds on site to comply with City, Watershed and State requirements. Additional details are needed from the applicant to ensure compliance with regulations and manage drainage near adjacent properties during construction. Wetlands The wetland delineation was approved in 2020 and shows a large wetland in the northeastern section of the site and a smaller wetland in the southeast corner of the site. The applicant is proposing wetland impacts to the wetlands identified in the delineation. The wetland mitigation plan must be approved prior to submittal of the final PUD. This has been included as a condition of approval. Section 1050.010 of the Zoning Ordinance establishes standards for the wetland overlay district. This includes establishment of wetland buffer strips with an average buffer width of 25 feet plus a Cook Lake Highlands RZ, PP and PUD (city file 21-028) 12 July 1, 2021 15-foot structure setback from the buffer. Wetland buffer signs are required to be installed at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge. The plans need to be revised to show the 15- foot structure setback from the buffer and to show wetland buffer monuments consistent with the ordinance standards. A wetland buffer planting and maintenance plan must be submitted for review and approval by the City. The 15-foot structure setback is reduced to 5 feet for roads and parking lots. Trails that serve an interpretive function are exempt from the setback requirement but must be located outside of the buffer. It appears that there is a conflict with the northwest corner of the road surrounding the senior co-op where is appears to encroach within the structure setback. The applicant should use wetland buffer averaging to provide the minimum width in this location and to provide additional width in areas with no conflicts. This will allow the fire lane to remain in the same location. Floodplain Section 1050.030 of the City Code establishes the floodplain standards and the Comprehensive Plan shows a floodplain area in the northeastern portion of the site generally in the area of Cook Lake and the large wetland. The FEMA floodplain boundary is shown on the preliminary plat. No impacts are proposed. Natural Resources The Comprehensive Plan includes a Natural Resource Inventory Areas map (Map 1-7) that shows a high-quality maple/basswood forest and a rare species occurrence and an Ecologically Significant Natural Areas map (Map 1-12) that shows a small mixed emergent marsh. The City does not have a tree preservation ordinance. However, the applicant did provide a tree preservation plan which shows 30% of the woodland areas on site being preserved. These trees are located within the high-quality maple/basswood forest identified on the Natural Resource Inventory Areas map. Landscaping The applicant is required to provide one overstory tree for each dwelling unit for the single-family villas and senior co-op. For the non-residential uses including the daycare and memory care the applicant is required to provide one overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater and One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. The overstory trees may be substituted with understory or ornamental trees at a ratio of 3 to 1. The table below indicates the landscaping required for each site and the landscaping provided. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 13 July 1, 2021 The applicant has indicated that an additional two coniferous trees and one river birch or similar tree will be provided in the rear yard of Lots 1 through 12, Block 3 adjacent to the Bass Lake Crossing development. The applicant should revise the landscape plan to indicate the correct number of plantings required and the correct number of plantings provided for each individual site and the overall landscape plan as the numbers are inconsistent and do not match. A setback reduction from 100 feet to 50 feet is requested as allowed by Section 1060 of the Zoning Ordinance along the south lot line of the daycare and memory care, which allows the reduction by right if additional landscaping is provided. The ordinance requires 1 overstory deciduous tree, 1 overstory coniferous tree, 2 ornamental trees, and 10 understory shrubs per 100 ft. of the project site where the reduction is requested. This is in addition to the site landscaping required as shown above. This would require an additional 3 overstory deciduous trees, 3 overstory coniferous trees, 6 ornamental trees and 30 shrubs each for the daycare site and the memory care site. The plans need to be revised to show these additional buffer plantings. Building Design Standards The applicant has provided building renderings and elevations for the proposed structures. The City has adopted design standards as part of the Zoning Ordinance and guidelines as part of the Southeast District Plan and Design Guidelines. The developer will be required to show compliance with these standards or request PUD flexibility. The Southeast District guidelines are not included in this report as staff does not have enough information regarding the buildings to accurately evaluate the consistency of the structures with the guidelines; however, the buildings should fit with the agrarian contemporary, farmhouse and arts and crafts prairie styles identified in the Southeast District Guidelines. This will be evaluated with the final PUD. The single-family villa renderings are sample products from M/I Homes and vary from 1,734 – 1,935 square feet and all include 2-car garages. All the single-family villas are subject to the following standards listed in Section 1040.040, Subd 8: A. Front Elevation: 1. Definition: i. For the purpose of this Section, front elevation shall be the elevation facing the front lot line on the street of the mailing address for the property when the property has more than one front lot line. 2. Materials used: i. The front elevation shall have material consisting of brick, stone, stucco, fiber cement board, redwood, cedar or other similar materials. A minimum of Use Trees Required Trees Provided Shrubs Required Shrubs Provided Single Family Villas 40 85 0 0 Senior Co-op 102 100 0 485 Daycare 22 26 43 48 Memory Care 24 29 69 65 Total 188 234 112 598 Cook Lake Highlands RZ, PP and PUD (city file 21-028) 14 July 1, 2021 two different materials is required, except that brick may be used on the entire elevation. ii. Vinyl siding is permitted when combined with the materials listed in Subd. 8.A.2.i of this Section. A minimum of 3 different variations in color, style and/or material is required. For example, if vinyl siding is used, the home shall have combination of each lap, shake or board and batten plus brick or stone. The percentage of each used material/style of materials used shall be shown on the plans. iii. Except for brick, stucco and/or natural or artificial stone, the front elevation shall have no more than 75% of one type of exterior finish. The percentage of materials used shall be shown on the plans. 3. Architectural Elements: i. The front elevation façade shall consist of doors, windows and variations of the wall face with the use of pilasters or columns, wainscots, canopies or other architectural elements. 4. Design: i. Front elevations shall be varied with a minimum of five different styles provided in the development. ii. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street-facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. C. Roof: 1. Roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. D. Other Elevations: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from a street or public park. Each elevation facing a street or public park should use a minimum of 2 different materials and/or styles compatible with the front elevation as described in this Section. All other elevations shall make a good faith effort to demonstrate that elements of the front elevation have been considered for incorporation on these elevations. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. The applicant provided renderings but did not provide elevations with materials percentages indicated and staff is unable to determine compliance with a majority of the ordinance standards. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 15 July 1, 2021 The applicant indicated that they are only requesting flexibility from the side yard setbacks, do not require flexibility from the requirements in Section 1040.040, Subd 8 (B) and will comply with all other design standards. Staff has included a condition in the draft resolution that elevations with material percentages will be required with the Final PUD to ensure compliance with the code standards. The Applewood Pointe senior co-op building is 4-stories and has a building footprint of 49,846 square feet and is subject to the standards for apartments listed in Section 1040.070, Subd. 8 as follows: A. Unit Size: Floor Area: Five hundred (500) square foot minimum floor area for efficiency apartment units. Minimum eight hundred (800) square feet for a one-bedroom unit plus one hundred (100) square feet for each additional bedroom. Seven hundred (700) square foot minimum floor area for one-bedroom apartment dwelling units in retirement housing developments, plus one hundred (100) square feet for each additional bedroom. Garages, breezeways and porch floor spaces shall not be credited in determining the required floor area of units B. Parking: The design and maintenance of off street parking areas and the required number of parking spaces shall be in accordance with Section 1060.060 of this title. Private driveways for garages in townhouse developments shall be a minimum of twenty feet (20') in length to allow vehicle parking on the driveway. C. Trash Handling and Recycling: All trash, recyclable materials, and trash and recyclable materials handling equipment shall be stored within the principal structure, totally screened from public view by the principal building, or stored within an accessory structure constructed of building materials compatible with the principal structure, enclosed by a roof, and readily served through swinging doors. D. On Site Screening: All mechanical equipment, utility meters, storage and service areas and similar features shall be completely screened from the eye level view from adjacent properties and public streets, or designed to be compatible with the architectural treatment of the principal structure. E. Building Design and Materials-Multi-family (stacked): All buildings shall be designed to accomplish the goals and policies of the comprehensive plan. Building materials shall be attractive in appearance, durable, and of a quality which is both compatible with adjacent structures and consistent with the City's standards for the district in which it is located. All buildings shall be of good aesthetic and architectural quality, as demonstrated by the inclusion of elements such as accent materials, entrance and window treatments, contrasting colors, irregular building shapes and rooflines, or other architectural features in the overall architectural concept. a. Major exterior surfaces on all walls facing a public street, park or open space shall include a minimum of fifty percent (50%) of the combined area of all building facades of a structure shall contain following permitted major exterior materials: face brick Cook Lake Highlands RZ, PP and PUD (city file 21-028) 16 July 1, 2021 (glazed or unglazed), clay faced tile, stone masonry (granite, limestone, marble, slate, sandstone, or quartzite). 2. Accent materials may include: finished texture stucco (cement or synthetic), natural or cultured stone, exterior finished wood siding (painted, stained, or weather sealed), exterior finished metal siding (factory finished), exterior finished vinyl siding or fiber cement siding in lap or panel design (color impregnated or painted). Panel seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can either be filled, covered with accent material or some other method to make seam lines invisible. Accenting materials and design shall be included on all facades. 3. All building and roofing materials shall meet current accepted industry standards, and tolerances, and shall be subject to review and approval by the City for quality, durability, and aesthetic appeal. The applicant shall submit to the City product samples, color building elevations, and associated drawings which illustrate the construction techniques to be used in the installation of such materials. 4. If complementary building styles, materials, and color schemes are proposed for a development, the developer shall submit to the City a plan showing the distribution of the styles, materials, and colors throughout the development. 5. All townhome designs shall comply with the standards in Section 1040, Subd. 9 (RMF-1 Design Requirements). F. Parking Lot Screening: 1. The light from automobile headlights and other sources shall be screened whenever it may be directed onto residential windows. 2. When required parking areas abut any residential district, the edge nearest the lot line shall be completely screened to a height of at least three and one- half feet (31/2') above the parking grade. Such screening shall either be constructed of durable building materials designed in harmony with the principal structure or accomplished through use of earth mounds and/or landscape materials as approved. 3. When the design of the site is such that parking occurs in the front yard, a minimum of ten feet (10') landscaped area shall be provided between parking and building, in addition to the required setbacks. G. Recreational Facilities: On site recreational facilities, such as swimming pools, tennis courts, play equipment, walking trails, gardens, and basketball courts, that are suitable for the projected population of the development shall be provided when the nearest public park is more than one-half (1/2) mile or across a thoroughfare or arterial roadway from the development. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 17 July 1, 2021 H. Common Areas. The following minimum requirements shall be observed in the RMF-3 district governing common areas: 1. Ownership: All common areas within an RMF-3 development not dedicated to the public including, but not limited to, open space, driveways, private drives, parking areas, play areas, etc., shall be owned in one of the following manners: a. Condominium ownership pursuant to Minnesota statutes 515A.1-106. b. Twinhome or townhome subdivision common areas shall be owned by the owners of each unit lot, with each owner of a unit having an equal and undivided interest in the common area. 2. Homeowners' Association: A homeowners' association shall be established for all townhome developments within the RMF district, subject to review and approval of the City attorney, and shall be responsible for all exterior building maintenance, approval of any exterior architectural modifications, landscaping, snow clearing and regular maintenance of private driveways and other areas owned in common when there is more than one individual property owner having interest within the development. Staff does not have enough information to determine compliance with these standards, but the applicant has indicated a willingness to comply with all standards. The applicant provided a building rendering and elevation with a material table for the Applewood Pointe senior co-op which includes materials consistent with the ordinance standards. It appears that this building will comply with ordinance standards, however, no percentages were included so staff in unable to determine compliance with the standards. A condition has been included in the draft resolution to provide the additional information. The applicant provided colored building elevations for the daycare which show a combination of stone veneer, composite wood shake siding and prefinished metal coping in earth tone colors. No material percentages were provided with the building elevations. A condition has been included in the resolution for final architectural design with materials percentages to be included with the final PUD application. The applicant provided colored building elevation for the memory care which uses cultured sone veneer, LP lap siding and LP shake siding as building materials with earth tone and blue colors. No material percentages were provided with the building elevations. A condition has been included in the resolution for final architectural design with materials percentages to be included with the final PUD application. If the project is approved, staff would work with the applicant to ensure that the daycare and memory care architecture is revised as needed to comply with the purpose and intent of the ordinance. Lighting Cook Lake Highlands RZ, PP and PUD (city file 21-028) 18 July 1, 2021 The applicant provided a photometric lighting plan which shows the proposed streetlight locations and illumination levels for the site. No lighting details were provided by the applicant. Street lighting will be provided by Wright Hennepin Electric. Cut sheets for the proposed street lighting shall be provided to the City to ensure compliance with City standards. Streetlights are generally located on the sidewalk side of the street. Signage Chapter 84 of the City Code regulates signage. The applicant is showing signage in the following locations: • One monument sign on each side of the shared access for the daycare and memory care and one sign on the south side of each lot. • One monument sign on the east side of the private drive for the senior co-op Section 84.05 of the City Code allows two 32-square-foot signs at the primary entrance of a subdivision or medium and high-density apartments and one 16 square-foot sign at a secondary entrance. Non-residential uses (daycare and memory care) are allowed one 32-square-foot sign each with a maximum height of six feet. The applicant has provided examples of the sign design but has not designed the individual signs as of the date of the report and no PUD flexibility is requested. Staff recommends approval of the monument signs at the shared drive on the north and south of 74th Avenue and the gateway sign at the corner of County Road 10 and 74th Avenue. The gateway sign is no longer proposed as a PUD benefit. The ordinance requires signs to be set back 10 feet from the property line and outside the sight visibility triangle. The applicant must show compliance with these setback requirements when the building permit is requested. Trails and Sidewalks The plans will be sent to the July 15th Parks and Trails Commission to review the revised plans and provide a recommendation to the City Council. The 2040 Parks and Trails Plan map shows an off-road trail that runs along the western property line abutting the Bass Lake Crossing development and an on-road trail that runs along County Road 10. The on-road trail will be constructed when the improvements to County Road 10 are completed by Hennepin County. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 19 July 1, 2021 The off-road trail was constructed with the Bass Lake Crossing development and an easement was put in place for a portion of the trail on the Cook Lake property. The revised Cook Lake Highlands site plan preserves the trail in its existing location and will have it run through the backyard of the single-family villa lots. A connection to the trail from the cul-de-sac is not shown on the plans. The applicant will need to revise plans to include a 20-foot easement with an 8-foot wide trail connecting to the existing trail. City policy is to require an 8-foot wide trail in a 20-foot easement for off-road trails and give credit for the area of off-road trails shown on the Comprehensive Plan. In this case the easement is already in place for the “Bass Lake Crossing” portion of the trail. Only newly dedicated easements would qualify for park dedication credit. The Parks Commission could consider providing park dedication credit for the portion of the trail easement in the open space if the Parks Commission does not accept the proposed open space as park land. A trail is shown on the northwest side of the site in the proposed park area which connects to the existing trail constructed with “Bass Lake Crossing”. A sidewalk is shown on the south side of 74th Avenue which continues until the intersection with the Maple Grove street connection. The sidewalk should continue south to County Road 10. The applicant is working with the City of Corcoran, the City of Maple Grove and the Metropolitan Council to provide a trail connection which crosses the boundary between the two cities near the booster station. Trails will be maintained by the City according to City trail policy and sidewalks will be maintained by building management or homeowners. Park Dedication Calculation The Comprehensive Plan does not indicate any parks in the area; however, the applicant is seeking to dedicate the area identified as Outlot C as a public park. Outlot C is 8.36 gross acres with 2.94 net acres qualifying for park dedication credit. The nearest planned parks are in the Town Center to the west. Typically, the City would only accept and give credit for parks that are shown on the Comprehensive Plan. Due to the timing of the meetings the Parks and Trails Commission has yet to review the public park dedication request with this application; however, they did review it with the previous application and recommended not accepting the land as City park dedication. The Parks and Trails Commission recommendation will be presented to the City Council. If the park is taken as dedication a credit will be granted towards the park dedication costs. Under the current ordinance, park dedication of land is required at 28% of the net pre-development area for Mixed Residential land. Park dedication is only taken for newly created lots. The ordinance would require 5.98 net acres of park dedication for the 21.34 net acres being platted. Park dedication credits would be given for any trail easements taken for off road trails shown on the Comprehensive Plan. As noted above only the new trail easements for this plat would receive park dedication. Cook Lake Highlands RZ, PP and PUD (city file 21-028) 20 July 1, 2021 Where no park land is shown on the Comprehensive Plan, the City should take cash-in-lieu of land. For residential developments, the current cash in lieu of land fee has been calculated based on the per capita share of park system costs at $4,628 per single family unit, $3,141 per multi family unit and $4,498 per commercial and industrial unit. Assisted living and memory care units are calculated in a different way from other units and shall apply the commercial rate to the percentage of memory care and/or assisted living units that are in the project, multiplied by the project net acres. This calculation is shown below. Because no trail easements are being dedicated and staff does not recommend this site for a park, the full cash-in lieu of land fee is required. The calculations below outline the park dedication fees for each use based on the current plan: 20 villas x $4,628 = $92,560 102 senior living x $3,141 = $320,382 (32 memory care units / 154) x 21.41 x $4,498 = $20,011 1 daycare facility x $4,498 = $4,498 TOTAL = $437,451 The final park dedication calculation will be based on final land area calculations and the fee schedule in place at the time of release of the final plat. The draft resolution continues to recommend cash-in-lieu of land for park dedication, but will be updated to reflect the Parks and Trails Commission recommendation after the July 15th meeting. Preliminary Plat The preliminary plat is for 24 lots and 5 outlots. The applicant has requested PUD flexibility from various requirements as noted earlier in the PUD section of the staff report. The approval conditions recommended in this staff report and draft resolutions will likely result in changes to the site plan layout. The site plan includes a ghost plat of the Ebert property located to the southwest to ensure that the proposed street stub will allow for a future extension. Conclusion The City has a high level of discretion in approving or denying a PUD. The Council must find that that purpose and intent of the PUD as outlined in the ordinance have been met. This is a significant project that provides a mix of uses that are not currently available in the City and offers public infrastructure improvements and coordination that exceeds what would be found in a standard subdivision. Staff has drafted resolutions with conditions that would require changes we believe would be necessary to meet City standards and would require site plan changes to address the conditions. However, we have also prepared a resolution for denial if the Planning Commission believes that the purpose and intent of the PUD is still not met. 6. Recommendation Cook Lake Highlands RZ, PP and PUD (city file 21-028) 21 July 1, 2021 The Planning Commission has two options: A. If the Commission finds that the intent of the PUD has been met, move to recommend approval of the following: i. Ordinance rezoning to PUD ii. Resolution approving findings of fact for rezoning iii. Resolution approving preliminary PUD development plan iv. Resolution approving preliminary plat Or B. If the Commission finds that the intent of the PUD has not been met, move to recommend approval of the Resolution denying the request. Attachments 1. Ordinance approving rezoning to PUD 2. Resolution approving findings of fact for rezoning 3. Resolution approving preliminary PUD development plan 4. Resolution approving preliminary plat 5. Resolution denying the request 6. Site Location Map 7. Engineer’s Memo dated June 21, 2021 8. Public Safety memo dated January 13, 2021 9. Hennepin County memo dated February 5, 2021 10. Applicant’s Narrative dated June 8, 2021 11. Plan drawings dated June 7, 2021 12. Building and Elevation Drawings dated April 15, 2021 13. Public Comments Received City of Corcoran July xx, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-xx Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 19220 COUNTY ROAD 10 (PID 25-119-23-14- 0003) (CITY FILE 21-028) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from Mixed Residential (RMF-2) to Planned Unit Development (PUD), legally described as follows: See Attachment A Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-xx Page 2 of 2 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR 19220 COUNTY ROAD 10 (PID 25- 119-23-14-0003) (CITY FILE 21-028) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval to rezone 27.31 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcels from Mixed Residential (RMF-2) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request of Trek Development Inc. for the reclassification of the property, based on the following findings and conditions: 1. The planned unit development uses are not in conflict with the Comprehensive Plan. However, the proposed pre-development net density is 7.2 units per acre. The Comprehensive Plan notes that the City calculates net density (gross land area - wetlands and land below the 100-year OHWL) to ensure compliance with the Comprehensive Plan goals. The post-development net density is approximately 9.2 units per acre, which is consistent with the 8-10 units per acre that is expected in the Mixed Residential land use classification. 2. The planned development of a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot assisted living and memory care facility with 32 units is consistent with the intent of the RMF-2 district and the Comprehensive Plan goals to provide a variety of housing options. The applicant is requesting approval of PUD zoning for design flexibility to allow for modification to the building height, provide a mix of lot sizes and reduced setbacks for this development at a density consistent with the Comprehensive Plan. 3. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide additional landscape, an increased ROW for County Road 10, land for a future booster station. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 2 of 3 4. The planned development is feasible without dependence upon any other subsequent phase. The project will be completed in a single phase. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails and sidewalks along with some private trails. The development includes the construction of all public infrastructure needed to serve this site at the developer’s expense. 6. The planned development is a mixed residential development which transitions from single family to a multi-story residential structure located on the furthest portion of the site and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The PUD would provide quality building design, install and provide streets, utilities and public facilities that may not otherwise be installed. The development will meet the City’s density goals while preserving high quality natural resources, providing trails, a park and quality architecture.. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 3 of 3 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 1 of 6 Motion By: Seconded By: APPROVING PRELIMINARY PUD DEVELOPMENT PLAN FOR “COOK LAKE HIGHLANDS” AT 19220 COUNTY ROAD 10 (PID 25-119-23-14-0003) (CITY FILE 21-028) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval of “Cook Lake Highlands” a mixed-use subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request, subject to the following conditions: 1. A preliminary PUD development plan is approved to create 24 lots and 5 outlots for “Cook Lake Highlands”, in accordance with the plans and application received by the City on June 7, 2021 except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. The applicant shall comply with all requirements of the Public Safety memo, dated January 13, 2021. 4. The applicant shall comply with all requirements of the City Engineer’s memo, dated June 21, 2021. 5. The applicant shall comply with all requirements of the Hennepin County memo dated February 5, 2021. 6. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City’s Comprehensive Plan. 7. The shoreland overlay district boundary must be clearly shown on the site plans. 8. Drainage and utility easements should be shown on the perimeter of each lot over all outlots. Outlots A, B and E must be revised on the preliminary plat. 9. PUD flexibility is granted to establish the following lot standards for this development: RMF-2 District Standards Shoreland Overlay Standards Proposed PUD Standards Single Family Apartment All uses Single Family Villas Senior Co- op Daycare Memory Care City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 2 of 6 Minimum Lot Area 6,000 sq. ft. 1 acre 20,000 sq. ft. 6,750 sq. ft. 4.47 acres 1.88 acres 2.14 acres Minimum lot width 60 feet 100 feet 125 feet 50 feet <125 feet <125 feet <125 feet Front, From Major Roadways* 100 feet 100 feet N/A N/A N/A 100 feet (60 feet with landscaping) 100 feet (60 feet with landscaping) Front, From all other streets 25 feet 25 feet N/A 25 feet 25 feet 25 feet 25 feet Side 10 feet 30 feet N/A 5 feet 30 feet 30 feet 30 feet Rear 25 feet 25 feet N/A 30 feet 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 25 feet 35 feet 55 feet 22 feet ~23 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Internal: 20 feet between attached or multi-family principal structures separated by common area. 10. PUD flexibility is granted to allow an increased impervious surface percentage of 39% for the entire site. 11. All garages must have a minimum 22-foot wide parking area between the garage and right-of-way that does not overlap into sidewalks, drives or streets. 12. Plans shall be revised to comply with the 50-foot minimum width at the building setback line for all single-family villa lots. This will likely result in the loss of one villa unit. 13. Driveways may not encroach in the drainage and utility easements on the side yards. Architectural and Design standards 14. The applicant shall provide elevations including the material details and percentages for the single-family villas, senior co-op, daycare and memory care with the final PUD plan application. 15. The applicant must submit a color palette and material sample board to ensure compliance with the Zoning Ordinance standards in the Southeast District Plan and Design Guidelines (Appendix B) and Section 1040.040, Subd. 8 (A)4 for the single-family villas and with Section 1040.070, Subd. 8 for the senior co-op, memory care unit and daycare. Landscaping and Lighting 16. The applicant shall finalize the fixtures proposed in the submittal and provide detailed specifications that demonstrate compliance with 1060.040 (Lighting) of the Zoning Ordinance for the project. 17. The applicant shall revise plans to include the required number of trees on the senior co- op lot and the required number of shrubs on the memory care lot. 18. The applicant shall revise the tables shown on each landscape sheet to correctly identify the landscape requirement for each site. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 3 of 6 19. The applicant shall provide the required 1 overstory deciduous tree, 1 overstory coniferous tree, 2 ornamental trees, and 10 understory shrubs per 100 ft. of the project site on the southern lot line of the daycare and memory care lots. This is in addition to the minimum landscaping required on each lot. 20. Any request to for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. Signage and Fencing 21. Signage is approved in the following locations: a. A 32 square foot project sign on each side of the shared access entrance for the apartment/co-op (one per lot). b. A 32 square foot project sign on each side of the shared access entrance for the daycare/memory care (one per lot). 22. The applicant shall provide details including size, height, material, lighting and design for each of the project signs with the final PUD. 23. Signs must be set back 10 feet from the property line and outside the sight visibility triangle. 24. Sign permits will be required prior to construction of any signs. 25. The plans should be revised to remove the fence encroachments into the front yard setback on the east and northern lot lines of the daycare on Lot 1, Block 1. 26. PUD flexibility is granted to allow a six-foot-tall ornamental fence within the required front yard on the south lot line for the daycare on Lot 1, Block 1. Wetlands 27. The wetland mitigation plan must be approved prior to submittal of the final PUD application. 28. A wetland buffer planting plan and maintenance plan must be submitted for review and approval by the City. 29. The plans should be revised to show the 15-foot structure setback and the 5-foot setback for roads and parking lots from the wetland buffer. 30. The wetland buffer should be averaged to provide a minimum width where the fire lane conflicts with the structure setback. 31. The plans should be revised to show wetland buffer monuments where the wetland buffer crosses a lot line, where needed to indicate the contour of the buffer and with a maximum spacing of 200 feet. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 4 of 6 32. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monuments and signs shall be installed prior to approval of the building permit. Streets, Parking and Utilities 33. The development shall comply with the City’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections and fire lane signage. 34. A letter or easement document for approval of the fire lane location within the existing Metropolitan Council easement should be provided to the City with the final PUD. 35. The shared access for Lot 1 and 2, Block 1 requires a shared access easement agreement. A copy of this easement agreement should be provided to the City with the final PUD. 36. No parking is allowed on the private drive. The street shall be signed for no parking. 37. The HOA documents shall provide a mechanism for maintenance of the private drive in perpetuity. 38. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The stubs shall be at the developer’s expense. 39. All utility facilities shall be located underground. 40. PUD flexibility is granted to allow 18-foot deep parking stalls where 18.5 feet is required. Park Dedication 41. Plans shall be revised to include a 20-foot easement with an 8-foot trail connection from the cul-de-sac to the existing trail. 42. Park Dedication will be satisfied by cash-in-lieu of land, subject to the following conditions: a. Park dedication shall be subject to park dedication fees in place when the final plat is released for recording. b. Outlot C shall not be accepted as a public park, but shall be maintained by the HOA as private open space. The developer must ensure ongoing maintenance. Copies of the HOA documents and must be submitted for review and approval by the City. Miscellaneous 43. The sidewalk on the south side of 74th Avenue should extend to County Road 10. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 5 of 6 44. The developer shall deed Lot 3, Block 2 to the City of Corcoran. 45. The final plat and final PUD plan application shall be consistent with the conditions of this resolution. 46. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final PUD application. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 6 of 6 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMINARY PLAT FOR “COOK LAKE HIGHLANDS” AT 19220 COUNTY ROAD 10 (PID 25-119-23-14-0003) (CITY FILE 21-028) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval of “Cook Lake Highlands” a mixed-use subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create 24 lots and 5 outlots for “Cook Lake Highlands”, in accordance with the plans and application received by the City on June 7, 2021 except as amended by this resolution. 2. Approval is contingent upon City Council approval of the preliminary PUD development plan for Cook Lake Highlands. The developer shall comply with all conditions of preliminary PUD development plan approval (Resolution 2021-__). 3. Park dedication is due as required by the preliminary PUD development plan approval, prior to release of the final plat for recording. 4. The applicant shall comply with all requirements of the City Engineer’s memo, dated June 21, 2021. 5. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 2 of 3 Whereupon, said Resolution is hereby declared adopted on this xx day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 3 of 3 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 1 of 3 Motion By: Seconded By: A RESOLUTION TO DENY THE REQUEST FOR REZONING, PRELIMINARY PLAT AND PRELIMINARY PUD PLAN FOR 19220 COUNTY ROAD 10 (PID 25-119-23-14-0003) (CITY FILE 20-047) WHEREAS, Beth Hustad of Trek Development Inc. (“the applicant”) has requested approval to rezone 27.31 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends denial, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a rezoning, based on the following findings: 1. The planned unit development is in conflict with the Comprehensive Plan. The proposed pre-development net density is 7.2 units per acre. The property should be within the 8-10 units per acre expected in the Mixed Residential land use classification. 2. The planned development of a 102-unit senior living cooperative, 20 single family residential villa lots, a 12,987 square foot child care and early education facility and a 20,781 square foot assisted living and memory care facility is consistent with the intent of the RMF-2 district and the Comprehensive Plan goals to provide a variety of housing options. However, the applicant is seeking extensive flexibility from the Zoning Ordinance standards which results in an overcrowding of the site, due to taller buildings, increased impervious surface coverage and reduced setbacks. 3. The development is in conflict with other applicable provisions of the zoning ordinance, the developer is seeking a large number of PUD flexibilities as discussed in the staff report. The benefits to the PUD do not balance with the PUD flexibilities being granted and the overall project is not of higher quality than what would be allowed through normal zoning standards. 4. The planned development is feasible without dependence upon any other subsequent phase. The project could be completed in a single phase. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails and sidewalks along with some private trails. The development includes the construction of all public infrastructure needed to serve this site at the developer’s expense. 6. The planned development is a mixed residential development developed and such use is not, in and of itself, inconsistent with the Comprehensive Plan but with the given City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 2 of 3 magnitude of the proposed buildings and the proximity to adjacent residential uses, it will have an undue and adverse impact on the reasonable enjoyment of the neighboring properties. 7. While the uses provided within the development are desirable for the community, the overall site design and quality of the development do not create a project that is superior to what could be achieved through adherence to the primary zoning regulations. Additionally, it has not been sufficiently demonstrated how the aesthetics of the site have been substantially enhanced to justify departure from the primary zoning regulations. FURTHER, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a preliminary plat based on the finding that the minimum lot size and side yard setback requirements are not met. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a preliminary PUD plan based on the finding that the rezoning to create a PUD zoning has been denied. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Whereupon, said Resolution is hereby declared denied on this XXth day of July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-__ Page 3 of 3 ATTACHMENT A All that part of Section 25, Township 199, Range 23, Hennepin County, Minnesota, described as follow: All that part of the East ½ of the Northeast ¼ of the Southeast ¼ lying North of County Road No. 10; the East ½ of the Southeast ¼ of the Northeast ¼ and commencing at the Northwest corner of the East ½ of the Southeast ¼ of the Northeast ¼ of said Section; thence parallel with the East line of said Section 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning. EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23 Hennepin County, Minnesota, described as follows: Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees 09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88 degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter and the point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East 175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes 16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning. Hennepin County Natural Resources Map Date: 8/27/2020 Comments: This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2020 1 inch = 800 feet Legend FEMA Floodplains - 100 Year A AE FLOODPLAIN AH AO AE FLOODWAY DNR Buffer Protection - Public Waters Undefined General Development Natural Environment Natural Sensitive Recreational Development Special Protection Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 2511923140003 Address: 19220 CO RD NO 10, CORCORAN Owner Name: ALBERT SCHOMMER ESTATE Acres: 27.31 ¯ Memo To: Kevin Mattson, PE PW Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Cook Lake Preliminary Plat/PUD Plan Review Date: June 21, 2021 Exhibits: This Memorandum is based on a review of the following documents prepared by Civil Site Group: 1. Cook Lake Highlands City Submittal Drawings, with revision dated 6/7/21. 2. Stormwater Management Report, with revision dated 3/22/21. 3. Preliminary Plat: TREK Corcoran, dated 3/12/21. Comments: General: 1. A written response shall be provided for each of the following comments. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. Improvements are shown on adjacent parcels. The applicant shall obtain rights to perform all improvements outside of the plat boundary. 5. Lift station access road shall be reviewed and approved by MCES. Plat/Easements: 1. All existing utility easements shall be shown clearly on the plans including all grading and utility sheets. 2. The applicant shall show all drainage and utility easements provided with the plat and all platting requirements met per City Code. For example, drainage and utility easements shall be provided along all property lines. 3. Drainage and Utility (D&U) easements shall be provided over Outlots A, B, and E. Transportation 1. We recommend aligning the access points to Block 1 and Block 2 to provide a safer intersection for both Blocks. The offset access points are a concern for potential conflicts and pedestrian safety. Both drivers and pedestrians maneuvering at this intersection would have vehicles entering 74th Ave. from multiple points which increases potential of conflict. If drive aisles are not aligned, further coordination with the city will be June 21, 2021 Cook Lake Plan Review Kevin Mattson Page 2 of 5 necessary to ensure pedestrian crossing is safe which may include advanced pedestrian crossing signage beyond just striping (RRFB, advanced crossing warning signage, etc.) 2. Additional ROW is dedicated along County Road 10 to facilitate future realignment of the roadway by Hennepin County. The ROW dedication should be reviewed by Hennepin County to confirm it is appropriate. 3. The turn lanes into the project site are anticipated to be a City-led project. The developer shall establish an escrow to initiate design and bidding phase. Site Plans 1. The existing and proposed drainage and utility easements shall be labeled. 2. Wetland buffer sign locations shall be subject to review and comment by Planning. Grading /Stormwater Storm Sewer 1. Plans should clearly identify privately owned storm sewer vs. City owned. 2. A portion of the runoff is routed to the SE of the site through the City of Maple Grove and treated within stormwater ponds within the City of Maple Grove. The city has begun preliminary conversations with the City of Maple Grove on the implementation of this approach. The City will need to negotiate a stormwater agreement with the City of Maple Grove. Both upfront and maintenance costs in the agreement shall be the responsibility of the developer. 3. Easements shall be provided over all storm sewer pipes, including private systems and ponds. Easements shall be shown on the utility plan to ensure they are adequate. 4. CBMH-105 should be relocated to the north side of the roadway. 5. Cross sections shall be provided for the pond outlet showing how the outlet pipe will be placed without impacting the filter draintile system. 6. Sumps will be required in the last accessible structure prior to filtration basin 1C (listed below) and all storm structures with vertical drops of 18” or greater. This includes but is not limited to; o MH 32 o CBMH 12 o CBMH 22 7. Storm sewer pipes shall have a minimum of 3’ of cover measured to the outside of pipe. 8. Revise rational method calculations to address the following: o Include all storm sewer network within the Corcoran development. The submitted rational method calculations do not include storm sewer network routed to Filtration Basin 1C or existing catch basins in NE corner of site. o Reduce rational method flow calculations to at or below 2.5 CFS (typical catch basin capacity) at the following structures: CBMH57 MH101D June 21, 2021 Cook Lake Plan Review Kevin Mattson Page 3 of 5 CBMH101E 9. Revise the civil plan sheets to reflect the following: o The correct invert elevation for the 6” drain tile within Filtration Basin 1C. It appears the invert elevation should be 960.00 to match the drain tile clean out and invert in OS 2. o The correct Outlet Structure 2 detail plate on Sheet C5.5. The OS detail has not been updated to reflect the revised Filtration Basin 1C outlet design. Stormwater Modeling 10. Provide additional documentation to identify the 100-year HWL of Cook Lake (Zone A). Additional requirements may be necessary if floodplain is impacted by proposed improvements. 11. Provide a more detailed subwatershed delineation of proposed conditions and revise HydroCAD model accordingly. A portion of subwatershed COR-PR1F-East is routed from Corcoran to Maple Grove through the curb cuts along the bituminous fire lane based on proposed grading. The quantity and rate of stormwater flow crossing city boundaries is necessary for city agreements. See Figure Below. 12. Revise existing HCAD subwatershed delineation (1,125,884 SQ FT) to match the existing subwatershed delineation (1,119,913 SQ FT) in the SWMP. June 21, 2021 Cook Lake Plan Review Kevin Mattson Page 4 of 5 13. Revise Existing Soils text within Section 2.2 of the SWMP. The text states that HSG D soils were assumed for existing conditions, but the model accurately uses HSG C soils. 14. Reduce the proposed 2-year discharge rate to match or be lower than the existing 2- year discharge rate routed to the west. Ponding/Biofiltration 15. Raise Filtration Basin 1D top of south berm to be a minimum of 1’ above the EOF. Alternatively, lower the EOF to be 1’ below existing berm grade while maintaining 1’ above HWL. 16. Permanently reinforce the EOF downslope of Filtration Basin 1C and 1D. City may require rip rap or permanent reinforcement mat. Grading These comments are based on initial plans, however a grading review will be conducted at each final plat application. o All retaining walls should be moved outside of the City ROW. They will be evaluated for impacts on access to utilities on future submittals. 17. Identify and label the EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. 18. All drainage swales shall maintain a minimum of 2% slope and all side slopes should be 4:1 or flatter unless approved by the city engineer. 19. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the City. 20. Address potential overflow of runoff at the north end of the central, north-south road and at the end of the west, north-south road. Alternatively, provide evidence that the storm sewer network within the road has the capacity to capture the 100-year flow. o Runoff is likely to surcharge the catch basins and cause erosion toward Cook Lake and Filtration Basin 1C. o Provide a permanent turf reinforcement mat and update the HydroCAD model accordingly (using secondary overflows). 21. The intersection of 74th Ave. and New Street should be raised to better accommodate access to the Exception Parcel. The high point on 74th west of this intersection should be shifted east. 22. A D&U easement should be provided over the backyard swale in Lots 2-12 of Block 3. 23. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 24. Revise the drainage design of bituminous fire lane. City staff calculates shear stress values of 3-6 lbs/ft2 downstream of the proposed curb cuts. The permissible shear stress of the existing soil type is 0.075 lbs/ft2. Therefore, provide permanent stabilization downslope of curb cuts to toe of slope, or slope the fire lane westerly to a ditch and/or collection system. June 21, 2021 Cook Lake Plan Review Kevin Mattson Page 5 of 5 25. North of the single family homes there is a significantly eroded slope (gully) which could be a risk to downstream water quality. This area should be restored as part of the development. Coordinate with City Engineer. Watermain/Sanitary Sewer 1. Applicant proposes to sleeve a forcemain through existing sleeve under County Road 10. Details of that extension shall be reviewed by Hennepin County and additional extension of the casing pipe may be necessary. 2. A parcel is identified as a future booster station with utility infrastructure identified to support it. The building and generator pad appear appropriate for the expectations for the building footprint. The impervious surface from the roof and future parking should be accounted for the in the site’s Stormwater Management Plan. 3. The stubs and valves provided to the booster pump station should be adjusted to be outside of the building footprint. 4. Plan and profiles for all utilities shall be provided. 5. Valve locations to be reviewed at time of final plat. Generally valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. 6. Water services into the commercial and apartment buildings should be split into separate fire and domestic lines within the limits of the easements on the outside of the building with separate shutoffs which are accessible to City staff. 7. Hydrant spacing to be reviewed at time of final plat. 8. The fire access lane has significant slope, this should be reviewed with Public Safety to ensure it is navigable with equipment. 9. City will want to review and participate in any access agreements over the booster pump station lot. Additionally, if this area is used as a fire access, all of the easements over the fire access lane should be reviewed and approved by the City. 10. A profile shall be provided for the sanitary sewer from SANMH3 to SANMH4. Additional easements may be necessary beyond those shown to ensure that access to the sewer can be maintained. It is unknown if this could potentially effect the buildability of a lot in this area. 11. Water valve on the west leg adjacent to SANMH2 should be moved west to the cul-de- sac. 12. Velocity calculations should be provided for the steeper portions of the sanitary sewer to ensure the velocity is in line with the guidance of the 10-States Standards. 13. The City will require the installation of a grinder pump on the services from facilities. Details shall be provided at time of final plat and shall be installed as part of the development at no cost to the city. 14. Additional signage and potential break away bollards may be necessary by garage entrance to ensure vehicles aren’t looping around apartment building. End of Comments CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Director Gottschalk Date: January 20, 2021 Re: Cook Lake Highlands Plan Review A Public Safety plan review meeting was held on 01/06/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Fire Chief Feist, Fire Chief Dave Malewicki, and Fire Chief Leuer. The comments are very preliminary and additional meetings with developers and architects will be required. The following comments and necessary points of clarification are provided for the project: Daycare -Hydrant locations (w/ hydrant within 100’ of FDC) -Sprinkler room location -Parking lot any dead ends 150’ and more require a turn around Memory Care -Hydrant locations (w/ hydrant within 100’ of FDC) -Sprinkler room location -Apparatus circulation plan Proposed Apartment -Hydrant locations (w/ hydrant within 100’ of FDC) -Sprinkler room location -Apparatus circulation plan -Standpipe locations with parking (Outlets to be located outside of the stairwell) Proposed Senior Apartment -Hydrant locations (hydrant within 100’ of FDC) -Sprinkler room location -Apparatus circulation plan -Standpipe locations with parking (Outlets to be located outside of the stairwell) This memo serves as a preliminary review and assumes that all specifications not articulated in the concept meet City standards. Additional fire and building codes will apply. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us February 5, 2021 Ms. Kendra Lindahl, AICP Principal Consultant City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review – Cook Lake Highlands (Received 1/12/21) County State Aid Highway (CSAH) 10 (Bass Lake Road) @ Brockton Lane Hennepin County Plat Review ID #3711A (Reviewed 1/19/21) Dear Ms. Lindahl: Please consider the following county comments of this preliminary plat proposal for a multi-phase development (28 acres) including 12 single family homes, a 102-unit senior living facility, memory care facility, 84-unit apartment building and child-daycare center. Access: Two development accesses are proposed on Bass Lake Road via Brockton Lane (city street) and Fir Lane (existing) which connects to 74th Avenue. Construction of a westbound right-turn lane and eastbound left-turn lane are required on Bass Lake Road at Brockton Lane for safety and operations purposes. A complete intersection plan set will need to be reviewed and accepted by county staff prior to permitting approvals. Please also ensure that the monument sign at the northwest corner of Bass Lake Road and Brockton Lane will not impact intersection sight distance. Right-of-way: We support the proposed right-of-way dedication along Bass Lake Road, consistent with our future corridor needs. We understand ‘Outlot B’ in the southwest corner of the site is not part of this replatting. However, with future development it will be essential to further extend this planned right-of-way dedication westerly to Fir Lane. Please also ensure that the proposed public right-of-way is regraded level with the current Bass Lake Road profile with removal of any agricultural drain tile in this space, as identified in the 2020 Cook Lake Development Infrastructure Feasibility Study. Bicycle and Pedestrian: We support the proposed sidewalk connection(s) along Brockton Lane to Bass Lake Road. We also support the City of Maple Grove’s plan to construct an off-road trail along Bass Lake Road to connect with CSAH 101 with redevelopment to the east (Edgewater on Cook Lake). Storm Water / Drainage: County staff is in the process of reviewing the provided stormwater report, to ensure discharge rates remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be necessary if flow rates cannot match existing. Contact: Drew McGovern at 612-596-0208 or drew.mcgovern@hennepin.us Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us Please contact Jason Gottfried: 612-596-0394, jason.gottfried@hennepin.us for further discussion. Sincerely, Carla Stueve, PE, PTOE County Highway Engineer LOT 11.88 ACLOT 14.78 ACNEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINELOT 22.14 ACPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK30' BLDG. STBK2 25' BLDG. STBK25' BLDG. STBK30' BLDG. STBK25' BLDG. STBK100' BLDG. STBK30' BLDG. STBK 30' BLDG. STBK 25' BLDG. STBK25' BLDG. STBKPROPOSEDAPARTMENT(84 UNITS)(112 GARAGE PARKING)100' BLDG. STBK25' BLDG. STBK25' BLDG. STBK3 WETLANDWETLANDWETLAND4 5 6 7 8 9 10135' BLDG. STBK NOPARKINGMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)NOPARKINGBSTR.PUMPSTATION11LOT 23.56 ACBLOCK 1BLOCK 2BLOCK 1BLOCK 2BLOCK 3 BLOCK 3 25' BLDG. STBK12PONDGHOST PLATGHOST PLATNOPARKINGNOPARKINGNOPARKINGNOPARKINGNOPARKINGCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSOTL. B0.05 ACOTL. A0.36 ACOTL. C8.41 ACOTL. C8.41 ACOTL. C8.41 ACOTL. D0.07 AC30' BLDG. STBK25' BLDG. STBK Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:20011. .. .. .. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.12/15/20REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLANOVERALL. .. .. .. .. .. .SITE AREA TABLE:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY OF CORCORAN NOTES:1.RESERVED FOR CITY SPECIFIC NOTES.CITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.1.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO,LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR ISRESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TOLOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.2.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT.3.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS.4.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERSREPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.5.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THEFIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.6.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TOBUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.7.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECTPRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS,PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TOREJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.8.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL.9.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OFCROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCALGOVERNING BODIES.10.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.11.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.12.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.13.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.14.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.15.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.16.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.17.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS.18.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITYLOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.SITE LAYOUT NOTES:OPERATIONAL NOTES:BLOCK 1, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 1, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.Zoning:Existing Zoning: RMF-2 ( Mixed Residential District, 8-10 u/a)2040 Land Use Guide:Mixed ResidentialProposed Zoning/ Land Use:PUDOverall Net Density:198 units/lots (10 u/a)Block 1, Lot 1, Kid Day Care: 0 unitsBlock 1, Lot 2, Memory Care: 0 unitsBlock 2, Lot 1, Senior Living:102 units Block 2, Lot 2, Apartment: 84 unitsBlock 3, Villa SF lots 50' x 125' min.: 12 lotsTYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF S88°50'44"W 305.00S01°09'16"E 175.00 N88°50'44"E 305.00N01°09'16"W 175.00 S88°50'44"W 168.59S89°09'17"E 670.07S01°09'16"E 1325.73 75.74 S00°17'10"E345.90Δ=10°00'33"R=1980.04N83°33'44"W 334.45N00°10'59"W38.85S01°09'16"E 1085.00N00°49'56"W 241.21 S88°50'44"W 551.60N26°02'57"E 1219.94S67°31'58"E22.56209.98Δ=40°06'09"R=300.00N72°21'53"E 234.13112.73Δ=21°31'47"R=300.00S86°06'20"E 169.3746.34Δ=8°51'03"R=300.00S77°15'17"E 190.75337.09R=250.00Δ=77°15'17"S0°00'00"E 84.29 40.41N63°30'53"E28.94Δ=8°59'14"R=184.5074THAVENUES88°50'44"W 557.70Line Parallel with the East Line ofSec. 25, Twp. 119, Rng. 23 East Line of the SE 1/4 of the NE 1/4 of Sec. 25, Twp. 119, Rng. 23 East Line of the W 1/2 of the SE 1/4 of theNE 1/4 of Sec. 25, Twp. 119, Rng. 23;and the West Line of the E 1/2 of the SE 1/4of the NE 1/4 of Sec. 25, Twp. 119, Rng. 23 Found 1/2 Inch Iron Pipe with Cap #44890NW Corner of E 1/2 of the SE 1/4 of theNE 1/4 of Sec. 25, Twp. 119, Rng. 23Found 3 Inch Open Iron PipeSE Corner of E 1/2 of the SE 1/4 ofthe NE 1/4 of Sec. 25, Twp. 119, Rng. 23(LARKIN ROAD)C.S.A.H. NO. 1038.85 16.40S Line of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23;and the N Line of the NE 1/4 of theSE 1/4 of Sec. 25, Twp. 119, Rng. 23N Line of C.S.A.H. NO. 10(LARKIN ROAD) per HENNEPIN COUNTYSTATE AID HIGHWAY NO. 10 PLAT 855.25 S86°06'20"E 679.35322.86281.8014.55 20.49 950.58168.04 86.33 90.83Δ=18°35'14"12.9315.36Δ=5°41'42"296.64Δ=77°15'17"82.25 N03°53'40"E 304.99 133.2290.04N06°32'00"W52.32Δ=11°06'07"49.14Δ=10°25'40"169.3741.71Δ=8°51'03"57.53234.1382.39Δ=14°18'17"161.2141.83 24.44123.52Δ=21°26'44"365.32224.81 W Line of the E 168.59 feet of theE 1/2 of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23West Line of the E 1/2 of the NE 1/4 of theSE 1/4 of Sec. 25, Twp. 119, Rng. 23Wet LandWet LandSE'ly Line of BASS LAKE CROSSING Drainage & UtilityEasement121212East Line of the NE 1/4 of the SE 1/4of Sec. 25, Twp. 119, Rng. 23N Line of the SE 1/4 of the NE 1/4of Sec. 25, Twp. 119, Rng. 23S00°17'10"E 2580.51 N01°09'16"W1325.73NE Corner of Sec. 25, Twp. 119, Rng. 23SE Corner of Sec. 25,Twp. 119, Rng. 233OUTLOT AOUTLOT COUTLOT B123456789101112S55°37'11"E 207.17131.16267.95555.69 127.85Δ=11°19'25"42.39Δ=46°21'38"226.56S63°30'53"W11.10190.75Δ=6°27'15"37.17N09°14'38"E104.38N02°48'33"W 275.78Δ=2°23'48"13.80169.37Δ=21°31'47"124.00176.9739.4053.37Δ=43°41'04"276.85 44.57Δ=72°58'08"R=35.00125.59Δ=109°46'38"N88°50'44"E 214.855.37 Δ=75°33'26"86.44169.63206.9727.15N17°38'07"W69.4076.24Δ=43°41'04"R=100.00 N26°02'57"E 322.47 N61°10'54"E61.78289.41Δ=252°58'08"R=65.55N63°57'03"W65.5565.55S09°01'05"WN84°19'42"ES76°38'27"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"ES63°57'03"E 125.01165.36129.91125.00125.00125.00125.00125.00125.00S63°57'03"E 125.00S63°57'03"E 128.06S63°57'03"E 128.06S30°54'43"E34.0223.72S03°41'02"W 539.40 452.0750.0050.0050.0050.0050.0050.0050.0050.0050.0073.8399.0743.0220.68Δ=39°29'53"186.1339.38Δ=15°16'16"34.65Δ=19°01'51"43.18Δ=9°22'57"21.2924.1050.00 50.00 50.00 50.00 50.00 50.00 S26°02'57"W48.89Δ=38°18'34"43.8332.44Δ=28°21'25"15.18S24°40'23"E1.11Δ=0°58'06"31.0831.5330.0730.0730.0630.06 Drainage & UtilityEasementUtility, Access andDrainage Easement perDoc. No. A10548351270.12221.21S01°09'16"E 390.81 Utility Easement per Doc. No. A10027482 COOK LAKEORDINARY HIGH WATER=942.1 FEET(NGVD 29 DATUM)Edge ofWet LandEdge ofWet LandCorner Falls in Water.No Monument Found or Set.NEW STREET Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #44890Found 1/2 InchIron Pipew/Cap #40062Found 1/2 InchIron Pipew/Cap #23300(Width Varies)Corner Falls in Water. No Monument Found or Set. Monument Set On Line 108.60WetLandWet LandOUTLOT DN87°41'29"E105.70S25°05'59"W60.47Δ=21°05'45"103.09Drainage &Utility Easement88.52N87°02'57"EN88°50'44"E95.88107.96S41°59'31"EΔ=20°28'16"23.4296.87 Drainage &Utility Easement70.03 N00°49'56"WN89°09'17"W 305.1177.37 Drainage & Utility EasementOver All of OUTLOT DS08°47'49"W55.7927.09S03°53'40"W 245.24 22.00 Drainage & Utility Easement Drainage & UtilityEasementDrainage & Utility EasementOver All of OUTLOT CVICINITY MAPCook Lake Development Corcoran, Hennepin County, Minnesota Eden Prairie, Minnesota Trek Real Estate & Development PROJECTPROJECT NO.: 20011COPYRIGHT 2020 CIVIL SITE GROUP INC.cREVISION SUMMARYDATEDESCRIPTIONV2.0PRELIMINARY PLAT. .. .. .. .. .. .N44565RORY L. SYNSTELIENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS SURVEY,PLAN, OR REPORT WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED LANDSURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA.11-10-2020NCLIENTOVERHEAD UTILITIESFIBER OPTIC SANITARY SEWERSTORM SEWERTELEPHONE LINECABLE LINE WATERMAINELECTRIC LINEGASMAINCHAINLINK FENCELINESIGNSANITARY MANHOLESTORM MANHOLECABLE TV BOXTELEPHONE MANHOLEELECTRIC TRANSFORMERTELEPHONE BOXTRAFFIC SIGNALGAS METERELECTRICAL METERWATER MANHOLEWATER VALVEAIR CONDITIONERBOLLARDCATCH BASINELECTRIC MANHOLEGAS VALVEFLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENTHYDRANTCAST IRON MONUMENTSET IRON MONUMENTFLARED END SECTIONLinetype & Symbol Legend POWER POLEUTILITY MANHOLECONCRETE SURFACEPAVER SURFACEBITUMINOUS SURFACEGRAVEL/LANDSCAPE GUY WIRECONIFEROUS TREEDECIDUOUS TREESURFACEWOODEN FENCELINEGUARDRAILROOF DRAINCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060QA/QCFIELD CREWDRAWN BYREVIEWED BYUPDATED BY.CJRS.PRELIMINARY PLAT GENERAL NOTESPROPERTY DESCRIPTION:All that part of Section 25, Township 119, Range 23, Hennepin County, Minnesota, described as follows:All that part of the East 1/2 of the Northeast 1/4 of the Southeast 1/4 lying North of County Road No. 10; The East 1/2 of the Southeast 1/4 of the Northeast1/4 and commencing at the Northwest corner of the East 1/2 of the Southeast 1/4 of the Northeast 1/4 of said Section; thence parallel with the East line of saidSection 1085 feet; thence at right angles West 557.7 feet; thence Northeasterly in a straight line to place of beginning.EXCEPT that part of the East Half of the Southeast Quarter of the Northeast Quarter, Section 25, Township 119, Range 23, Hennepin County, Minnesota, described asfollows:Commencing at the Southeast corner of said East Half of the Southeast Quarter of the Northeast Quarter; thence on an assumed bearing of North 01 degrees09 minutes 16 seconds West, along the East line of said East Half of Southeast Quarter of the Northeast Quarter, a distance of 50.58 feet; thence South 88degrees 50 minutes 44 seconds West 168.59 feet to the West line of the East 168.59 feet of said East Half of Southeast Quarter of the Northeast Quarter andthe point of beginning; thence continuing South 88 degrees 50 minutes 44 seconds West 305.00 feet; thence South 01 degrees 09 minutes 16 seconds East175.00 feet; thence North 88 degrees 50 minutes 41 seconds East 305.00 feet to said West line of the East 168.59 feet; thence North 01 degrees 09 minutes16 seconds West, along last said line, a distance of 175.00 feet to the point of beginning.DATE OF PREPARATION:11-10-2020NOTE: Background existing conditions shown hereon per survey by Sunde Land Surveying, provided to us by client.FLOOD ZONE:This property is partially contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) and partially contained in Zone A (Special FloodHazard Area Without Base Flood Elevation) per Flood Insurance Rate Map, Community Panel No. 27053C0159F, effective date of November 4, 2016.APPLICANT:Trek Real Estate & DevelopmentBeth HustadPhone: 952-914-9610Eden Prairie, MN 55347EXISTING ZONING:RSP-3 (Single & 2 Family Residential)2040 Land Use Guide: Mixed Residential (8-10 u/a)PROPOSED ZONING:PUDProposed Setbacks:See Site Plan________________________________________________________Rory L. Synstelien Minnesota License No. 44565rory@civilsitegroup.comPRELIMINARY PLAT:TREK CORCORAN160408004080SCALE IN FEETAREAS Street Address Address 2 City, ST ZIP Code Country PHONE FAX EMAIL WEBSITE Enter phone Enter fax Enter email Enter website TREK DEVELOPMENT 6/8/21 Dear City of Corcoran Staff, Commissioners, and Councilors Please find attached: • Trek Development’s waiver request letter which I sent to the City Council for consideration and vote at the 5.24.21 City Council meeting. • Trek’s new Project Narrative which includes changes made because of neighborhood participation and input (see underlined). On Thursday 5.24.21 Corcoran City Council voted unanimously to waive the 6-month delay rule for Cook Lake Highlands and allow Trek to resubmit the PUD Application with changes made after my on-site meeting with neighbors, and multiple on-site meetings and discussions with City Council members. Sincerely, Elisabeth (Beth) Hustad Trek Development, Inc President beth@trek-development.com 612-840-5233 5.19.21 Mr. Mayor, City Council Members, and Staff Within days following the April 22, 2021 City Council meeting upon which the City Council denied Trek Development ‘s request for the approval to rezone and develop Cook Lake Highlands (CLH), a neighbor reached out to me to ask that I walk the site with the two of them. The neighbor, Mary and Gerry Tucker live at 7402 Fir Lane, the first house on 74th and Fir Lane immediately adjacent to CLH previously proposed single family. Mary and Gerry wanted to walk the site with me to ask questions that would help them better understand what the proposal would look like if approved and developed, especially from their home. They wanted to learn more about the project proposal to voice and articulate their own opinion to the community, City Staff, Planning Commission and Council. On April 28, 2021 the three of us walked the site for 2 ½ hours discussing the grades, products, trees, trails and open space. Gerry and Mary suggested I also meet with other neighbors and walk the site to answer multiple questions about the previously presented project. They invited City Councilors and neighbors. I invited Brad Martens from City Staff and Alex Hall with Applewood/United Properties. Mary and Gerry sent an invite for a site walk with me on May 12, 2021 @ 2:00 PM. Upon the suggestion of two Councilors, I asked Jon Bottema to walk the site and bring his drone. On Saturday May 8, 2021 Councilor Bottema and I walked the site with his drone. The drone helped us see the height of the CLH proposed homes in comparison to the homes in Bass Lake Crossing along Fir Lane and adjacent to CLH. The drone also helped to identify the 49’ Applewood height as it would be built on proposed grade vs the existing grade. I asked our engineers to stake certain locations, such as the street, the cul de sac, some lot corners, and the location of the cross section provided at public hearings (a perspective across the site from Bass Lake Crossing homes to the Applewood). The engineers provided me with and a key identifying existing and proposed grades. Walking the site with this information helps provide a perspective of grades, building locations, heights and more accurate distances. It helps visualize the proposal. I have walked the site with each Council Member at different dates in the application process. I continue to encourage and welcome Councilors, Planning Commissioners and Staff to meet with me on site to walk and review the previous proposal as I did with the neighbors. On May 12, 2021 I walked the CLH site with neighbors interested in understanding the previous proposal. Councilor Bottema provided the drone perspective helping all present understand the height of the buildings based on the existing vs proposed grades. The neighborhood on site meeting concluded with the following consensus between Me/Developer and the neighbors: Summary of compromises, additions and agreements following the neighborhood on site meeting. 1. Developer will provide or cause builder to provide two conifers and one river birch (if available) per lot for the 12 lots along the trail/ western property edge. BB 6’ conifers and 1 ½” caliper for the deciduous trees, per Landscape Company description. 2. Alex Hall from United Properties confirmed that the Applewood building will not exceed 49’ from first floor grade including HVAC. 3. Possibly the homes will be M/I but not guaranteed. 4. The 12 single family homes adjacent to the trail/west property line, will be one story slab on grade, daylight, or walkout homes. The single family homes across the CLH street may be two story slab on grade, daylight, or walkout homes. 5. Keep park/open space on North property point as wooded buffer and nature habitat for existing neighbors, trail and future development to North. Dedicate the property north of the ravine as open park/open space in exchange for park fee credit for the single family lots only. Approximately $96,000 cash park fee credit. Considering the recent events, developments and neighborhood input described above, If the above section language applies to Cook Lake Highlands, I would like to formally request the City Council respectfully consider voting to waive the 6 month delay period at your May 27th Council meeting. Please note. I am happy to walk the site with you prior to May 27th Council meeting to answer questions and review the site plan as I did with the neighbors. Thank you! Best Regards, Elisabeth (Beth) Hustad President Trek Development, Inc 612.840.5233 The information contained in this message is client privileged and confidential information intended only for use of the individual or entity to which it was intended to be sent. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, or copying of this communication is strictly prohibited. If you have received this communication in error, please immediately notify us by telephone at 1-612-840-5233 or reply e-mail communication and delete the original message. Thank you. Cook Lake Highlands Project Narrative 6.8.2021 Planned Unit Development Revised Preliminary Plat Application Existing Land Use • Cook Lake Highlands proposed development is located on the Albert Schommer homestead which the family purchased in 1939. It is approximately 27.17 acres located in the southeast quadrant of Corcoran. Adjacent to the proposed Project: o North is a wetland, Cook Lake, Guers Family Farm, and further in the distance is Rush Creek Golf Course o East is the community property line of Corcoran and Maple Grove. The Schommer’s original homestead included the property to the east, in Maple Grove. o West is M/I Homes, Bass Lake Crossing project (re-guided and down zoned from Mixed Residential to Low Density Residential as Single Family. o South is CSAH 10 and future required extension and intersection of Brockton Lane North and CSAH 10. Across CSAH 10 to the south is Bass Lake Crossings South and Self -Storage (developed low density single family and Industrial self- storage). Also, across CSAH 10 is The Lyons Park property (guided as Mixed Use). The site consists of rolling topography with farm fields, stands of trees, one homestead, and wetlands adjacent to Cook Lake. • The Property is currently subject to o A Metropolitan Council Lift Station Parcel - consisting of approximately 1.5 acres located at the center of the property. o A permanent easement in favor of the Metropolitan Council for sanitary sewer and water utility purposes, dated December 11, 2012 recorded November 13, 2013. Doc. No. A10027481 o An easement in favor of City of Corcoran for sanitary sewer and water utility purposes, dated December 26, 2012 and recorded on November 13, 2013. Doc. No. A10027482 o A trail easement per the M/I Homes, Bass Lake Crossings approved plan. o Hennepin County taking of an additional (40’+ 20’) 60 feet required. o Utility easement from Lift Station given in favor of the City of Corcoran along the North property line to provide utility connection for Bass Lake Crossing and future developments. Zoning, Guiding and Proposed Land Use The Property is zoned RMF-2 Mixed Use Residential per the September 2020 city zoning map and is guided according to the Corcoran 2030 and 2040 Comprehensive Guide Plan as Mixed Residential with medium density allowing for 8-10 units/acre. The M/I project, Bass Lake Crossings adjacent to the west is currently being developed as a PUD, was also guided mixed-residential, medium density. The M/I project to the Southwest, is Bass Lake Crossing South which was guided mixed residential and developed as a PUD with single family homes and an industrial self-storage building. The Lyons Park directly South of Cook Lake Highlands is guided Mixed-Use, which allows commercial use. We are requesting the City of Corcoran approve this Cook Lake Highlands Planned Unit Development Preliminary Plat consisting of the following mixed residential and complimentary non-residential Child Care Early Education Center and Senior Memory Care Home. • Applewood Pointe- Senior Co-op Applewood Pointe of Corcoran is a proposed 4-story 102 +/- unit senior cooperative. The cooperative is a “for sale” product with average home sizes of 1,584 sq. ft. The proposed exterior materials include a combination of high quality, low maintenance stucco, lap siding and shake, as well as cultured stone and brick. All homes have at least two bedrooms and two baths, with many having a sunroom or den. The total site area is 4.78 acres with a proposed building size of 259,000 gross square feet including the underground parking garage. The community includes numerous common areas that encourage a true community feel, the amenities include: a great room with kitchen facilities, library, sunroom, game/club room, fitness center, craft room and a hobby shop for woodworking. The exterior amenities include walking paths, a screened gazebo, fire pit, garden beds and a pickle ball court or bocce ball. The average buyer at an Applewood Pointe is approximately 70 years old, is active, and is drawn to the amenities within the area. United Properties completed a demand assessment for senior cooperative housing in Corcoran on November 24, 2020. This study concluded that competition for senior cooperatives is light and most of the competitive supply is over 16 years old, with the exception of Applewood Pointe of Maple Grove at Arbor Lakes, which opened in January 2020, sold out prior to construction completion and has a current waitlist of approximately 35. There is one unit available among the competitive housing supply in the primary market area at Gramercy Park Cooperative Northwest, which is over 5 miles away. The study concluded there is unmet demand. United Properties intent would be to begin marketing the community late-2021. They must reach 60% presales before HUD authorizes us to break ground. Given recent marketing experience, we would anticipate reaching presales by early- 2022. The construction timeline is typically 17 months. Their last several cooperatives have been sold out by the time that construction is complete. United Properties has been in business for over 100 years and has developed 15 Applewood Pointe Cooperatives; 1 is currently under construction and they will break ground on a 16th Applewood Pointe early-2021. There is strong demand for this product supported by a significant (doubling) increase in the senior population over the next 25 years. o The Building Height will not exceed 49’ from the first-floor grade. The roof will be a flat roof and will not have a pitch to it. Cook Lake Highlands site design, and the Applewood building location, are different from the neighboring mixed residential in Maple Grove. The Applewood building is set back 450’ feet from CSAH 10 and as much range from within 1’ -10’ below CSAH 10. This creates a transition of distance that will minimize the height Impact from the roadway. The approximate 22‘ -25’ Childcare and Memory care buildings will create an additional transition to the Applewood and are similar in height to the neighboring Bass Lake Crossing single family homes. • Single Family Villa Homes – by M/I Homes or Others The 20 single family homes (1 & 2 stories in height) will be of similar quality and design as the adjacent Bass Lake Crossing M/I Homes product. The 12 single family homes along the west property line will be one story slab on grade, daylight or walkout and will have 3 trees planted in the rear yard 2 - 6’ Conifers and one 1 1/2 “ River Birch (deciduous) if available. The single-family homes and the existing wetland that lie between the two will provide distance, like kind product, a similar lifestyle, and an appropriate transition for the Bass Lake Crossing homes and neighbors. The code requires 10’ side setbacks. We are proposing 5’ side setbacks. The same setbacks as Bass Lake Crossings adjacent to the west. o Off Road Trail and Park Dedication We are proposing the existing off-road trail remain in place. We are proposing to dedicate Outlot C to the City as open space park, with the understanding the development will receive cash park credit for all upland property dedicated. Outlot C consists of 8.36 acres, of which 2.94 acres are upland park dedication and 5.42 acres are wetland park dedication. This park land dedication represents 26% of the proposed project. • New Horizon Child Care and Early Education – single story building with outdoor play space. A Minnesota, family-owned and operated company, has been serving young children since 1971. New Horizon Academy’s, founder, Sue Dunkley, began her career as an elementary school teacher. Sue knew she needed to provide a nurturing place for children to go before they ventured out into the big world; a place that would help them believe in themselves. That is why New Horizon was born. Today, Chad Dunkley, Sue’s son and one of New Horizon Academy’s first students, is our Chief Executive Officer. Chad ensures that the commitment to excellence that Sue strived for New Horizon’s early years continues to be the cornerstone for each New Horizon Academy. New Horizon thrives as one of the nation’s most successful and respected child- care providers with over 80 schools in Minnesota, Idaho, Iowa and Colorado. As New Horizon Academy continues to grow and serve more families each year, we will always have family roots, a warm atmosphere, an open door, and a commitment to excellence. New Horizon is committed to quality. In fact, they became the first organization of their size to accomplish 100% national accreditation by the National Association for the Education of Young Children, the gold standard in our field. Each of the schools has also earned the highest quality rating in the of the state they operate in, including Minnesota’s Parent Aware program New Horizon Academy’s insatiable appetite for continuous improvement leads the industry every day by adopting the newest research and evidence about how to create the best early childhood classrooms. Children flourish in New Horizon Academy’s thoughtfully planned programs designed specially to meet children’s specific needs at each stage of development. Learning programs include infants, toddlers, preschool, pre-kindergarten, school age, distance and e-learning, summer camp program, and enrichment programs, such as music, fitness, language, and dance. Children build the necessary skills to succeed not only in school, but also in life. With uncompromising commitment to excellence and passionate, talented teachers, families are delighted to discover the difference at New Horizon Academy. The Building Height: The center great room (center of the building) reaches approximately 22’, which is the highest point of the New Horizon Academy building. • Rivers of Life Memory Care/ Enhanced Assisted Living – single story building Overview- 32 Units of High Acuity Memory Care Assisted living The Memory Care units will have their own kitchenette and bathroom qualifying them as units according to my email correspondence with the Metropolitan Council Senior Housing Guidelines which follow the U.S Census practices and identify when a senior housing facility qualifies as a housing unit or is classified as group quarters. In response to an increased demand for high acuity memory care and senior living in Corcoran, Rivers of Life Memory Care is proposing to develop an assisted living and memory care community to serve the care needs of the elderly citizens of the community. Specialized memory care services are lacking and currently in the twin cities it is estimated that there will be a 27% increase from 2018 to 2025 in the number of people needing Dementia care in the state of MN. This highly visible site offers many advantages and easy access for caregivers and families to visit loved ones often. Rivers of Life Memory Care of Corcoran will feature a total of 32 private units with the bulk of them providing high acuity assisted living services in memory care. The assisted living residents will be able to enjoy a home-like atmosphere in a setting that allows them the freedom to participate in many amenities that not only help assist them in their daily care needs but also provide them with a higher quality of life than that offered in a more institutional setting. The memory care residents are provided with their own secure area of the building that has its own separate amenities like a congregate dining room, activity/craft area and a secure memory garden. These residents benefit from a life enrichment program that is specially designed for residents with Alzheimer’s and Dementia. Staff at Rivers of Life Memory Care will be trained in serving those with Alzheimer’s/Dementia, Parkinson’s and other specialty needs usually unmet by other senior care facilities. This Memory Care will employ about 30 full-time and part-time positions. A simple floor plan design and small home-like environment (32 units) differentiates Rivers of Life Memory Care from other Senior Living assisted living providers in the area with a more focused specialty in higher acuity and more advanced memory care services unlike that of large campuses (93-155 units) which includes independent living (minimal to no services). There is a large demand for this more focused care and practitioners across the state are struggling to find residences to place seniors with higher levels of dementia. At Rivers of Life Memory Care, our goal is to provide our residents the right care at the right time and bring about 30 jobs to the community and fulfill a need in the immediate community for geriatric residents. Rivers of Life communities are designed to be a niche, boutique model of memory care that is resident focused with a high level of care. Rivers of Life Communities owns all of its real estate and the management company for quality control. Rivers of Life Communities offers a high acuity memory care “home” for those that need a higher level of care. The de-institutionalization of health care is a key component to our model. In addition to living accommodations, our focus will be on offering a higher level of care to those affected by memory loss and higher acuity assisted living. Our highly trained staff will offer a higher level of cognitive activities to help stabilize and give our residents the best quality of life possible. Rivers of Life Communities provides a housing and care solution for those that need a level of care beyond the typical assisted living model. Many residents need 24-hour care and many families do not want their loved ones living in a “facility” or hospital-like institution. We provide a home. Our primary resident consists of seniors that are experiencing memory loss on all levels, behavioral issues and those in need of additional living assistance on a daily basis. We will target those in need of a high acuity as it relates to care. What separates our model from the competition: We specialize in high acuity memory care for everyone including those with an early on-set of memory loss (age 40+). Our residents will have state of the art landscaping, amenities, activities, staffing, competitive pricing for cares, and a highly visible and convenient location for friends and family to visit their loved ones. Those individuals who are suffering from an early onset or advanced stages of Alzheimer’s/dementia, behavioral issues associated with memory loss, and residents that are in need of a higher level of assisted living to complete daily tasks are Rivers of Life Memory care’s core focus. The high level of fit and finish, the “home” vs “facility” atmosphere and high acuity care will be our competitive advantage. The overall de-institutionalization of our health care model will set us apart from the other buildings on the market. With exponentially rising rates of people being diagnosed with Alzheimer’s and other forms of dementia. Our high acuity memory care facilities are in high demand and will be for many years to come. The future of our memory care model depends on the prevalence of the disease state we are catering to, which is Alzheimer’s and other forms of dementia. Recent studies have revealed that Alzheimer’s disease is on the rise and the new onset of people diagnosed with the disease is projected to triple by the year 2050. Advanced memory care, will not only be the cornerstone of our model, but also the catalyst to a successful memory care facility for many years to come due to the growing demand. As care providers we are aware that Alzheimer’s cannot be cured; but merely the symptoms can be treated to offer comfort. Recently, an estimated 5.7 million American had some level of Alzheimer’s. Approximately 200,000 individuals were under the age of 65 who had an early onset of Alzheimer’s. As the baby boomer generation ages, the demand for assisted living facilities and specialized memory care facilities grows rapidly. Healthcare providers need to be aware of the rising rate of new patients being diagnosed with Alzheimer’s disease annually. The key to a successful memory care facility is creating a highly patient centered and focused atmosphere that promotes the well-being of patients and promotes a high quality of living in an ever so destructive disease. According to the Alzheimer’s Association, “In 2013, 15.5 million family and friends provided over 17.7 billion hours of unpaid care to those with Alzheimer’s and other forms of dementia. The value of this care was estimated at $220.2 billion, which is nearly eight times the total revenue of McDonalds in 2012.” Today dementia care is costing Americans closer to 277 billion on an annual basis to treat those with Alzheimer’s. That being said, Alzheimer’s is the most expensive medical condition in the nation for ongoing care. In 2018, the ongoing cost of caring for those will Alzheimer’s totaled an estimated $277 billion, including $150 billion in costs to Medicare and Medicaid. According to the Alzheimer’s Association, a recent study revealed that Alzheimer’s will cost an estimated 1.1 trillion per year, by the year 2050. These growing numbers are not surprising and will create a large demand for new facilities across the U.S and will most likely create a shortage of facilities in the near future. Nearly one out of every five dollars spent by Medicare is on patients with Alzheimer’s or another form of dementia. The average per-person Medicare spending for those with Alzheimer’s is 3 times higher than those without the condition. The average per-person Medicaid spending for patients with the disease and other dementias is 19 times higher than the average per-person Medicaid spending for all other seniors. The financial toll of Alzheimer’s spending is clearly on the rise and patients are spending 36 billion dollars out of pocket annually. As the growing need for Memory care facilities rises, so does the need for a smaller scale and more patient centered memory care facility like our model. Our model is patient centered with daily activities and we will promote a higher quality of life to those in need of memory care. We will offer smaller facilities and promote independence, more interactive activities to engage patients with the level of care they deserve and will have highly trained professionals to differentiate us in the market. Levels of Care Offered: Dementia Level One Minimal amount of Assistance and Supervision • Help with dressing. • Help with personal care. • Toileting and/or occasional help with incontinence • Weekly scheduled shower • Two loads of laundry per week • Monthly Simple medication set-up • Simple medication administration • Weekly housekeeping • 24-hour supervision • Wander Guard/Secured environment • Nightly checks every four hours • Three meals a day Dementia Level 2 Moderate amount of Assistance and Supervision • All of the above, plus: • Additional personal care & bathing two times per week • Additional loads of laundry, up to four loads per week • Additional Housekeeping up to ½ hour per week • Additional support with eating • Additional support with social cueing • Frequent redirection & intervention to reduce the risk of elopement and/or inappropriate behavior. • Occasional two-person assist with transferring. Dementia Level 3 Extensive amount of Assistance and Supervision • All of the above, plus: • Assistance with toileting (every two-hour program) • Additional shower schedules up to five times per week • Unlimited Laundry • Additional Housekeeping up to 1 hour per week • Approx. every two-hour checks for safety & security • Daily two-person assist with transferring. Dementia Level 4 Considerable amount of Assistance and Supervision • All the above, plus: • Two person transfers with care • Incontinence assistance (total) • Physical assistance/support with eating • Daily one-to-one interactions • Approx. every 15-minute checks for safety & security • Management of periodic aggressive behaviors, i.e.: hitting, biting, pushing, chocking, or other behavior that could cause physical harm to the resident or other residents. • Mechanical lifts • Management of inappropriate toileting behavior i.e.: urinating or defecating in inappropriate locations. • Wound care Parking Stall Depth The code requires 18’.5” deep parking stalls. We are proposing 18’ deep parking stalls to minimize the hardcover impact as much as possible. Intersection of Bass Lake Road (CSAH 10) and Brockton Lane Trek has provided a $25,000 surety required to complete the feasibility report for the intersection of Bass Lake Road (CSAH 10) and Brockton Lane North. This intersection is designed to provide access for this concept PUD, the adjacent Cook Lake Maple Grove project, the Metropolitan Council L-80 lift station, and ultimately access to a controlled intersection for the adjacent Bass Lake Crossing neighborhood. The feasibility study revealed a cost estimate for the intersection to be in excess of $1.1M. This amount does not include the value of land required to be contributed by this project for future corridor/community development. Also, this amount does not include an adjustment required, resulting in additional land to be taken for realignment of CSAH 10 for safety compliance or the land for the Corcoran Booster Station. Shoreland Overlay - The PUD is located within the shoreland overlay district of Cook Lake • Impervious Calculation- The Shoreland Overlay District allows 25% hardcover. We are requesting a change from our original proposal of 43.3% hardcover to 39% hardcover. The hardcover calculations for Cook Lake Highlands PUD are increased, in part by the demand for additional property to improve and correct the existing roadways and to provide sewer for future corridor development to benefit the greater community. This calculation does not include the property occupied by the MCES Lift station. If considered as a significant public benefit and thus included, it would further reduce the actual hardcover for this shoreland district. • The Shoreland Overlay District guidelines for Building Height and Impervious goals may conflict with Mixed Residential Guide use and density allowed in the 2030 and 2040 Comprehensive Guide Plan. o Impervious: Residential 2 and 3 story attached townhomes would increase the Impervious calculation, the grading impacts, and the tree loss. The Open Space/Park would require the site ponding be built on it to accommodate the storm treatment. o Height: The height of one- story S.F homes in Bass Lake Crossing exceed 25’ .One, two, or three story single family home and /or townhomes will also require height flexibility. Storm Water Treatment for Corcoran CSAH 10 – • Our proposal has been designed to treat the storm water for the future/expanded CSAH 10 from Fir Lane East to the Corcoran City limits at Brockton Lane. Trails - Cook Lake Highlands will have trails throughout the project which will connect to the M/I off road trail system, the Corcoran trail system and to the neighboring Maple Grove sidewalk and off-road trail proposed along Cook Lake. In summary, Trek Development is requesting a PUD Preliminary Plat approval consistent with the City of Corcoran’s 2040 Comprehensive Guide Plan, recently adopted and approved. We are proposing to develop approximately 20 net acres and 27.17 gross acres into 21 single family homes, 102 Senior for sale homes, a child-care learning center, 32 units of senior, enhanced assisted memory care, and 8.36 acres dedicated (2.94 Upland and 5.42 wetland and buffer) as park and open space. The PUD Application provides both developer and community with a framework to master plan, design, and develop a neighborhood with a mix of uses that create appropriate transitions to and from neighboring uses. Master planned developments like Cook Lake Highlands purposefully interface multiple elements and uses to creatively combine community services and housing needs that co- function well. This includes a collaborative design and use of community infrastructure, trails, park land and green space/wetlands. The Cook Lake Highlands PUD/master plan proposal creates an opportunity to integrate residential uses with complimentary non-residential uses and establish appropriate transitions from intersections and well-traveled County roadways that will provide for future corridor and community development. The mix of these uses fills gaps of currently unmet demand and creates added value as high-quality housing and services are developed. This PUD has a mix of uses that intentionally provide benefits to those who live within the neighborhood and to those who live within the community. • Cook Lake Highlands PUD benefits: o Community and Corridor Infrastructure Improvements Providing Storm water storage for future CSAH 10 from Fir lane to City limits at Brockton Lane Provide a mix of residential product not currently offered. Providing land for L- 80 Lift Station and access to Community Lift Station Providing additional permanent and temporary utility and access easements for public utilities and public access. Providing Land for additional ROW needed to correct a County roadway design for safety standards. Providing Land for future Hennepin County roadway improvements. Provide Land and access for City of Corcoran community water pump station. Collaborate with public entities and neighboring community to coordinate and share in the cost to construct the shared access intersection. o Trail connections and Park Dedication Provide and dedicate to the public 8.36 acres of Park, Trails and open space throughout project. Provide public trail connections to existing community trail system and to neighboring community trail which will extend access to walking trail along open space adjacent to Cook Lake. Trail networks and Park dedication provide important environmental, economic, social, and health benefits for individuals and communities. The presence of trails encourages physical activity, and bring communities together around shared natural amenities and wildlife habitats. o Other Designed to create efficient, collaborative, shared uses such as roadways, fire lanes, trails, Open Space and Public Access. Provide a mix of residential and non-residential, relevant, neighborhood and community services such as Child Care and Memory Care at the same time providing appropriate transitions from CSAH 10, Bass Lake Crossings, and future development to the North. Provides a multigenerational model which integrates child-focused services, parent and caregiver services, and adult- focused services. Services for children often aim to improve school readiness, and care giving, while services for adults target economic assets such as housing, job opportunities, social groups, health, well-being and care. Site Construction - Cook Lake Highlands will be developed in one phase. The infrastructure construction plan is designed to be constructed as one project. The pad sites will be sold to the buyers/ team members as pad ready sites developed by Trek Development. Cook Lake Highlands has expansive, beautiful, long views overlooking the wetlands, the Lake, and Rush Creek Golf Course. The design for this site considers all neighbors, optimizes the views to the north for the residents, and provides visibility from CSAH 10 for two the care centers. The neighborhood services, adjacent at the Markets of Rush Creek make Cook Lake Highlands, Ravinia and other nearby neighborhoods, desirable places to live. Unlike Ravinia, Cook Lake Highlands PUD is located within the Rockford School district. The Rockford district does not have a school nearby, making this mixed residential property a challenging site for single family homes that target school age children. The Rockford high school is located approximately 9 miles west of Cook Lake Highlands. Thank you for your time and consideration. Sincerely, Elisabeth Hustad Trek Development, Inc President 612.840.5233 LOT 11.88 ACLOT 14.65 ACNEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEFEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDLOT 22.14 ACPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK30' BLDG. STBK2 25' BLDG. STBK25' BLDG. STBK30' BLDG. STBK25' BLDG. STBK100' BLDG. STBK30' BLDG. STBK 30' BLDG. STBK 25' BLDG. STBK25' BLDG. STBK100' BLDG. STBK25' BLDG. STBK25' BLDG. STBK3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101 NOPARKINGMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)NOPARKINGBSTR.PUMPSTATION11BLOCK 1BLOCK 2BLOCK 1 BLOCK 3 BLOCK 312PONDGHOST PLATGHOST PLATNOPARKINGNOPARKINGOTL. B0.05 ACOTL. A0.32 ACOTL. C8.36 ACOTL. C8.36 ACOTL. D0.07 ACPOND/ FILTRATIONBASIN 1D30' BLDG. STBK25' BLDG. STBKOTL. E0.009 ACNOPARKINGNOPARKINGCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS25' BLDG. STBKLOT 20.31 AC25' BLDG. STBK25' BLDG. STBK1314151617182019OTL. F1.25 ACCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLANOVERALL6/18/21 CITY RESUBMITTAL. .. .. .. .. .SITE AREA TABLE:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY OF CORCORAN NOTES:1.RESERVED FOR CITY SPECIFIC NOTES.CITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.1.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO,LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR ISRESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TOLOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THEENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.2.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT.3.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS.4.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERSREPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.5.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THEFIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.6.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TOBUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.7.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECTPRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS,PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TOREJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.8.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL.9.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OFCROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCALGOVERNING BODIES.10.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.11.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.12.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.13.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.14.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.15.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.16.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.17.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS.18.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITYLOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.SITE LAYOUT NOTES:OPERATIONAL NOTES:BLOCK 1, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 1, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN TRASH ENCLOSURE.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 1:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.BLOCK 2, LOT 2:SNOW REMOVAL: ALL SNOW SHALL OCCUR ON SITE.TRASH REMOVAL:TRASH REMOVAL SHALL OCCUR: IN BUILDING.DELIVERIES:DELIVERIES SHALL OCCUR FRONT DOOR.Zoning:Existing Zoning: RMF-2 ( Mixed Residential District, 8-10 u/a)2040 Land Use Guide:Mixed ResidentialProposed Zoning/ Land Use:PUDOverall Net Density:Max=198 units/lots (10 u/a) - Met CouncilMin=158 units/lots (8 u/a) - Met CouncilMax=166 units/lots (10 u/a) - City of CorcoranMin=133 units/lots (8 u/a) - City of CorcoranBlock 1, Lot 1, Kid Day Care: 0 unitsBlock 1, Lot 2, Memory Care: 32 unitsBlock 2, Lot 1, Senior Living:102 units Block 3, Villa SF lots 50' x 125' min.: 20 lotsTOTAL: 154 units/lotsTYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF R300'60'28'F-F14 1743 PARKING STALLS 87319 PARKING STALLSR 1 5 '32'R184.5'18'9'26'R5'26'LOT LINENEW ROW LINE7'75.8'151'BIT. PVMT.,TYPB612C&G,TYP.PVMT. STRIPINGTYP.CONC. WALK, TYPACCESSIBLE PARKINGSPACE, INCL.SIGNAGE, STRIPINGAND RAMPSMONUMENTSIGNROW LINEROW LINELOT LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE RIBBONCURB6' TALLORNAMENTALFENCEB618 CONC.CURB, TYPB618 CONC.CURB, TYPSURMOUNTABLECONC. CURB,TYPROW LINECROSSWALKSTRIPING, TYPNEW ROW LINEST26'9'18'R5'HC5' CONC.WALK, TYPPVMT.STRIPINGTYP.R20.7' R2 5 0 'R250'R40'R4 0 '12'2'12'12' 2'12'12'14'60' 28' F-F OTL. A0.32 ACR300'8' BIT. TRAIL, TYPR40'R4 0 '2'12'12' 2'12'12'14'25' BLDG. STBK25' PKG. STBK25' BLDG. STBK30' BLDG. STBK50' PKG. STBK10' PKG. STBK25' PKG. STBK25' BLDG. STBK25' PKG. STBK100' BLDG. STBK10' PKG. STBK30' BLDG. STBK30' BLDG. STBK50' PKG. STBK100' BLDG. STBKNOPARKINGMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)NOPARKINGBSTR.PUMPSTATIONBLOCK 1BLOCK 2BLOCK 1GHOST PLAT939'18' 26'FIRE LANETURN AROUNDMONUMENT SIGN4' TALLORNAMENTALFENCE5' CONC. WALK, TYPSTSTB612 C&G, TYP.ACCESS EASEMENTLINE10' PKG. STBK4' GATE4' GATE7' CONC.WALK, TYPRIBBON CURB26'7' CONC.WALK, TYPD&U EASEMENTLINED&U EASEMENTLINED&U EASEMENTLINED&U EASEMENTLINED&U EASEMENTLINED&U EASEMENT LINE12'PED. RAMP (TYP.)STREETLIGHT (TYP.)10' CURBTRANSITION (TYP.)10' CURBTRANSITION (TYP.)10' CURBTRANSITION (TYP.)STRIPING, YELLOW(TYP.)STRIPING, YELLOW(TYP.)PED. RAMP(TYP.)STREETLIGHT (TYP.)STREETLIGHT (TYP.)R20'11'5'CONC. WALK,TYP6' TALL ORNAMENTALFENCE6' TALL ORNAMENTAL FENCE7'26'26'R5'R6'R15'5'26'R15'R48.4'R16'R3'R12'R3'SURMOUNTABLECONC. CURB, TYPGATEGATEGATEGATELOT 11.88 ACLOT 22.14 ACLOT LINE STRIPING (TYP.)STRIPING (TYP.)STRIPING (TYP.)HEAVY DUTY BIT. PVMT. MATCHEXISTING PAVEMENT SECTION (TYP.)HEAVY DUTY BIT. PVMT.MATCH EXISTING PAVEMENTSECTION (TYP.)2' GRAVEL SHOULDER (TYP.)2' GRAVELSHOULDER (TYP.)B618 CONC.CURB, TYPB618 CONC.CURB, TYPSTRIPING (TYP.)EXISTING STRIPING(TYP.)1PLAYGROUNDAREARETAININGWALLMONUMENT SIGNPOND/ FILTRATIONBASIN 1DTRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSMONUMENT SIGNSTREET LIGHT (TYP.)STREET LIGHT (TYP.)ACCESSIBLE ROUTEARROW. DO NOT PAINT,FOR CODE REVIEWONLY, TYP.ACCESSIBLE PARKINGSPACE, INCL. SIGNAGE,STRIPING AND RAMPS,TYP.HCHC6' CURB TAPER (TYP.)DEVELOPMENTSIGN5' CONC.WALK, TYP5' CONC.WALK, TYP8' BIT. TRAIL,TYP8' BIT. TRAIL,TYP8' BIT. TRAIL,TYPRET. WALLTRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSNOPARKINGNOPARKINGCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS22275 SURFACEPARKING STALLSB612 C&G, TYP.MONUMENTSIGND&U EASEMENTLINEST74TH AVENUED&U EASEMENTLINE74TH AVENUEROW LINEROW LINE20' WIDE BIT. FIRE LANEBOOSTER STATIONBY CITY.7LOT LINEB612 C&G, TYP.CONC.WALK,TYPLOT 14.65 ACACCESSIBLE RAMP (TYP.)3' CURB TAPER (TYP.)RETAININGWALLSTREET LIGHT (TYP.)6" SHOE FORMEDBITUMINOUS CURB,PER CITY DETAIL, TYP.CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAPLOT LINE25' BLDG. STBKLOT 20.31 AC25' BLDG. STBK25' BLDG. STBK28,922 SF8,550 SF 60'X13' BOCCECOURTOTL. F1.25 ACCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.1SITE PLAN SE. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL. R300' 60' 28' F-F R30'R94.1 '1443 PARKING STALLS 87319 PARKING STALLSR1 5 '32'R184.5'18'9'26'R5'26'7'75.8'CONC. WALK, TYPACCESSIBLE PARKINGSPACE, INCL.SIGNAGE, STRIPINGAND RAMPSMONUMENTSIGN18'9'26'20'20'ROW LINEROW LINELOT LINEPROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE RIBBONCURB6' TALLB618 CONC.CURB, TYPB618 CONC.CURB, TYPSURMOUNTABLECONC. CURB,TYPCROSSWALKST26'9'18'R5'HC5' CONC.WALK, TYPR20.7' R2 5 0 ' 60' 28' F-F OTL. A0.32 ACR300'8' BIT. TRAIL, TYPWETLAND LINEBUFFER LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK25' PKG. STBK25' BLDG. STBK25' BLDG. STBK30' BLDG. STBK10' PKG. STBK25' PKG. STBK25' BLDG. STBK25' PKG. STBK10' PKG. STBK 25' BLDG. STBK25' BLDG. STBKNOPARKINGMEMORY CARE(20,781 SF)NOPARKINGBSTR.PUMPSTATION10' PKG. STBKOHWLOT LINEBLOCK 2GHOST PLAT3MONUMENT SIGNSTB612 C&G, TYP.4' GATE7' CONC.WALK, TYPRIBBON CURB26'7' CONC.WALK, TYPD&U EASEMENTLINED&U EASEMENTLINED&UEASEMENTLINED&U EASEMENT LINESTREETLIGHT (TYP.)10' CURBTRANSITION (TYP.)STRIPING, YELLOW(TYP.)PED. RAMP(TYP.)STREETLIGHT (TYP.)STREETLIGHT (TYP.)R20'5'6' TALL ORNAMENTAL FENCENOPARKINGNOPARKING10' PKG. STBK9'26'26'20'R5'R12'R1 2 'R5'R3'R5'R6'R15'R5'R25' R21'R6'R6 ' R 1 5 'R15'R3'R3'R5'7' 5'5'26'26'26'R15'R48.4'R16'R3'R12'R3'SURMOUNTABLECONC. CURB, TYPGATEGATELOT LINE 1RETAININGWALLR35'R100'R55'WETLAND LINEBUFFER LINESURMOUNTABLECONC. CURB,TYPROW LINEFEMA LINETRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSSTREETLIGHT (TYP.)STREET LIGHT (TYP.)ACCESSIBLE PARKINGSPACE, INCL. SIGNAGE,STRIPING AND RAMPS,HC6' CURB TAPER (TYP.)5' CONC.WALK, TYP5' CONC.WALK, TYP8' BIT. TRAIL,TYP8' BIT. TRAIL,TYPRET. WALLTRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILSNOPARKINGNOPARKING CONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITS20' WIDE BIT. FIRE LANE222ACCESSIBLE ROUTEARROW. DO NOTPAINT, FOR CODEREVIEW ONLY, TYP.75 SURFACEPARKING STALLSBIT. PVMT.,TYPB612 C&G, TYP.PVMT. STRIPINGTYP.CONC. WALK, TYPACCESSIBLE PARKING SPACE,INCL. SIGNAGE, STRIPING ANDRAMPS, TYP.MONUMENTSIGNLOT LINERIBBON CURBRIBBON CURBD&U EASEMENTLINED&U EASEMENTLINE150' STBK. LINEFROM OHWST74TH AVENUELOT LINED&U EASEMENTLINEWETLAND LINEBUFFER LINEWETLAND LINEBUFFER LINE74TH AVENUEROW LINEROW LINED&U EASEMENT LINE20' WIDE BIT. FIRE LANEWATERLINE(AT TIME OF SURVEY)FEMA LINEBOOSTER STATIONBY CITY.781410410GARDENLOT LINE B612 C&G, TYP.B612 C&G, TYP.CONC.WALK,TYPCONCRETEPATIOBIT. PVMT. MATCH CURRENTDRIVE LOCATION.FIRE LANESIGN, TYP.LOT 14.65 ACACCESSIBLE RAMP (TYP.)3' CURB TAPER (TYP.)RETAININGWALL4' TALL ORNAMENTAL FENCE &GUARDRAIL, TYPRETAININGWALL, TYPSTREET LIGHT (TYP.)STREET LIGHT (TYP.)HCHCHCHCRETAININGWALL6" SHOE FORMEDBITUMINOUSCURB PER CITYDETAIL, TYP.6" SHOE FORMEDBITUMINOUS CURB,PER CITY DETAIL, TYP.INSTALLSALVAGEDGUARD RAIL3' BIT. CURB CUT, W/CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAP3' BIT. CURB CUT, W/CLASS III RIP RAPLOT LINE25' BLDG. STBKLOT 20.31 AC25' BLDG. STBK25' BLDG. STBK21350'x60'PAD1440'x70'PAD1540'x70'PAD1640'x70'PAD1740'x70'PAD7,199 SF8,922 SF8,550 SF7,153 SF6,606 SF 11,781 SF 14,714 SF60'X13' BOCCECOURTFILTRATIONBASIN 1COTL. F1.25 ACRETAININGWALLCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.2SITE PLAN NE. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL. 60'28'F-FROW LINEROW L INE LOT LINEPRO P E R T Y L I N E PROPERTY LINEPROPERTY LINEPROPERTY LINE B618 CONC.CURB, TYPB618 CONC.CURB, TYP5' CONC.WALK, TYPOTL. A0.32 ACR300'R300'ROW L INE ROW L INE PRO P E R T Y L I N E PROPERTY LINE PROPERTY LINEPROPERTY LINE8' BIT. TRAIL, TYP8' BIT. TRAIL, TYPWETLAND LINEBUFFER LINEOTL. B0.05 AC74TH AVENUE 30' B L D G . S T B K 40'x70' PAD 2 30' BLDG. STBK50' PKG. STBK10' PKG. STBK100' BLDG. STBK25' BLDG . STBK25' PKG . STBK25' BLDG. STBK60'30.3'B-B2 5 ' B L D G . S T B K 40'x 7 0 ' PAD 3 4 5 6 7 8 9 40'x70' PAD 1 MEMORY CARE(20,781 SF)40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD 40'x 7 0 ' PAD BLOCK 1 BLOCK 3 PONDGHOST PLATGHOST PLAT4' TALLORNAMENTALFENCEB612 C&G, TYP.ROW L I N ECONNECT INTOEXISTING TRAIL, TYP4' GATE4' GATE7' CONC.WALK, TYPRIBBON CURBD&U EASEMENTLINED&U EASEMENTLINED&UEASEMENTLINED&U EASEMENT LINER20.7'STRIPING, YELLOW(TYP.)10' CURBTRANSITION(TYP.)PED. RAMP(TYP.)STRIPING, YELLOW (TYP.)CROSSWALKSTRIPING, TYPSTREETLIGHT (TYP.)CONNECT INTOEXISTING ROAD, TYPSURMOUNTABLECONC. CURB, TYPLOT 22.14 ACRETAININGWALLRETAINING WALL (TYP.)R100'STSURMOUNTABLECONC. CURB,TYPR O W L I N E ROW LINEROW L I N EROW LINETRASH ENCLOSUREAREA, SEE ARCH'LPLANS FOR DETAILS30' B L D G . S T B K 25' B L D G . S T B K MONUMENT SIGNSTREETLIGHT (TYP.)STREET LIGHT (TYP.)5' CONC.WALK, TYPOTL. E0.009 ACCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1350'x60'PAD1440'x70'PAD1540'x70'PAD1640'x70'PAD1740'x70'PAD1840'x70'PAD2040'x70'PAD1940'x70'PADR100'R150'Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.3SITE PLAN W. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.TYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF 18'9'26'PROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINE PROPERTY LINEPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINE WETLAND LINEBUFFER LINEPROPOSEDSENIOR(102 UNITS)25' BLDG. STBK25' BLDG. STBK25' BLDG. STBK PONDPONDWETLANDWETLANDWETLAND5 6 7 8 9 10 10' PKG. STBKOHW11 LOT LINE40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PAD 40'x70'PADBLOCK 31240'x 7 0 ' PAD ROW LINE D&UEASEMENTLINEPARKING10' PKG. STBK20'R5'R12'R1 2 ' R3'R6'R6 'R15'R5'26'26'R35'R100'R55'WETLAND LINEBUFFER LINE150' STBK. LINEFROM OHWLOT LINESURMOUNTABLECONC. CURB,TYPROW LINE ROW LINEOTL. C8.36 ACOTL. C8.36 ACWETLAND LINEBUFFER LINEFEMA LINEFEMA LINEWATER LINE ATTIME OF SURVEY30' BLDG. STBK STREETLIGHT (TYP.)CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITS20' WIDE BIT. FIRE LANEBIT. PVMT.,TYPRIBBON CURBLOT LINED&U EASEMENTLINEWETLAND LINEBUFFER LINED&U EASEMENT LINE81410GARDENB612 C&G, TYP.BIT. PVMT. MATCH CURRENTFIRE LANESIGN, TYP.4' TALL ORNAMENTAL FENCE &GUARDRAIL, TYPRETAININGWALL, TYPSTREET LIGHT (TYP.)HCRETAININGWALL1350'x60'PAD1440'x70'PAD1540'x70'PAD1640'x70'PAD40'x70'PADR100'R150'Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.4SITE PLAN NW. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLYPRIVATE CONCRETE PAVEMENT AS SPECIFIED (PADOR WALK) SEE GEOTECHNICAL REPORT FORAGGREGATE BASE & CONCRETE DEPTHS, SEEDETAIL.PROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT. SEEGEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY CONCRETE SIDEWALK PAVEMENT. SEE DETAIL.TYPICAL VILLA HOMESINGLE FAMILY LOT INFORMATION:LOT NUMBERPAD SIZELOT LINED & U EASEMENT10' FRONT & REAR5' SIDE (TYP.)BUILDING SETBACK20' FRONT30' REAR5' SIDES/ 25' SIDE ROW40'x70'PADROW LINECURB LINEMINIMUM LOT SIZE:6,750 SF WETLAND DIMPACT=9758 SF(0.22 AC)SEE THE COOKLAKE MAPLEGROVE PLANSFOR WETLANDIMPACTS WITHINMAPLE GROVEWETLAND A-2IMPACT=6287 SF(0.14 AC)WETLAND A-1IMPACT=2846 SF(0.07 AC)Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.5WETLAND IMPACTPLAN. .. .. .. .. .. .01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRWETLAND IMPACT PLAN LEGEND:PROPERTY LINEIMPACTED WETLANDWETLAND BOUNDARYWETLAND IMPACTWETLANDTOTAL WETLANDAREA(ACRE)IMPACTED WETLANDAREA(ACRE)A-15.94.01A-25.94.14BNO LONGER AWETLANDD0.220.22TOTAL0.220.37 2' Gutter2' Gutter SHORELANDOVERLAY LINELIFTSTATIONLAKELOT 11.88 ACLOT 14.65 ACNEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEPOND /FILTRATIONBASIN 1APOND /FILTRATIONBASIN 1BFEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLED20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDLOT 22.14 ACPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 10 1 MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATIONOHW11 MET COUNCILPROPERTY1.22 AC12 PONDGHOST PLATGHOST PLATOTL. B0.05 ACOTL. A0.32 ACOTL. C8.36 ACOTL. C8.36 ACOTL. D0.07 ACPOND/ FILTRATIONBASIN 1DPOND/ FILTRATIONBASIN 1APUD ZONINGPUD ZONINGRSF-2 ZONINGURBAN RESERVEZONINGOTL. E0.009 ACLOT 20.31 AC1314151617182019OTL. F1.25 ACCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC2.6SITE LOCATION EXHIBIT. .. .. .. .. .. .0150'-0"75'-0"1" = 150'-0"NKnow what'sbelow.before you dig.CallR NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEOTL. A(523,822 SF)15.0'15.0'60.0' 32.0'B-B FEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLED20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATIONOHW11 12POND/ FILTRATIONBASIN 1DCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1314151617182019EOF=988.90EOF=967.70Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202048776David J. KnaebleLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONC3.0GRADING PLANOVERALL. .. .. .. .. .. .1.SEE SITE PLAN FOR HORIZONTAL LAYOUT & GENERAL GRADING NOTES.2.THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION (INCLUDING BUT NOT LIMITED TO SITE PREPARATION, SOILCORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN ACCORDANCE WITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOILTESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALLREQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.3.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATIONSYSTEM (NPDES) PERMIT REQUIREMENTS & PERMIT REQUIREMENTS OF THE CITY.4.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FORUTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGEDDURING CONSTRUCTION AT NO COST TO THE OWNER.5.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE NOTED.6.GRADES OF WALKS SHALL BE INSTALLED WITH 5% MAX. LONGITUDINAL SLOPE AND 1% MIN. AND 2% MAX. CROSS SLOPE, UNLESS OTHERWISENOTED.7.PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS. MAXIMUM SLOPES IN MAINTAINED AREAS IS 4:18.PROPOSED RETAINING WALLS, FREESTANDING WALLS, OR COMBINATION OF WALL TYPES GREATER THAN 4' IN HEIGHT SHALL BE DESIGNEDAND ENGINEERED BY A REGISTERED RETAINING WALL ENGINEER. DESIGN DRAWINGS SHALL BE SUBMITTED FOR REVIEW AND APPROVALPRIOR TO CONSTRUCTION.9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF GRADE STAKES THROUGHOUT THE DURATION OF CONSTRUCTION TOESTABLISH PROPER GRADES. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR A FINAL FIELD CHECK OF FINISHED GRADES ACCEPTABLETO THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO TOPSOIL AND SODDING ACTIVITIES.10.IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO ANAREA SELECTED BY THE CONTRACTOR, OR IMPORT SUITABLE MATERIAL TO THE SITE.11.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. THECONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FOR RESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED INEMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. THE CONTRACTOR SHALL SUBCUT CUT AREAS, WHERETURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUMDEPTH OF 6 INCHES.12.FINISHED GRADING SHALL BE COMPLETED. THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDINGADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHED SURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPESBETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THAT HAVE BEEN FINISHGRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVEBECOME RUTTED BY TRAFFIC OR ERODED BY WATER OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THECONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TO THE REQUIREMENTS OF THE NEWWORK.13.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE STREET AND/OR PARKING AREA SUBGRADE. THECONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLE TRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THEDIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. THE SOILS ENGINEER SHALLDETERMINE WHICH SECTIONS OF THE STREET OR PARKING AREA ARE UNSTABLE. CORRECTION OF THE SUBGRADE SOILS SHALL BECOMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE SOILS ENGINEER. NO TEST ROLL SHALL OCCUR WITHIN 10' OF ANYUNDERGROUND STORM RETENTION/DETENTION SYSTEMS.14. TOLERANCES14.1.THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THEPRESCRIBED ELEVATION AT ANY POINT WHERE MEASUREMENT IS MADE.14.2.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT IS MADE.14.3.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESSDIRECTED OTHERWISE BY THE ENGINEER.14.4.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.15.MAINTENANCE15.1.THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION, AND KEEP AREA FREE OF TRASH AND DEBRIS.15.2.CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIED TOLERANCES. DURINGTHE CONSTRUCTION, IF REQUIRED, AND DURING THE WARRANTY PERIOD, ERODED AREAS WHERE TURF IS TO BE ESTABLISHED SHALL BERESEEDED AND MULCHED.15.3.WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION OPERATIONS OR ADVERSE WEATHER,CONTRACTOR SHALL SCARIFY, SURFACE, RESHAPE, AND COMPACT TO REQUIRED DENSITY PRIOR TO FURTHER CONSTRUCTION.GENERAL GRADING NOTES:1.0' CONTOUR ELEVATION INTERVALGRADING PLAN LEGEND:SPOT GRADE ELEVATION GUTTERSPOT GRADE ELEVATION TOP OF CURBSPOT GRADE ELEVATION BOTTOM OF STAIRS/TOP OF STAIRSGROUNDWATER INFORMATION:CITY OF CORCORAN GRADING NOTES:1.RESERVED FOR CITY SPECIFIC GRADING NOTES.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:01" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALSPOT GRADE ELEVATION (GUTTER/FLOW LINEUNLESS OTHERWISE NOTED)CURB AND GUTTER (T.O = TIP OUT)EMERGENCY OVERFLOWEOF=1135.52TOPER GEOTECHNICAL REPORT BY HAUGO GEOTECHNICAL SERVICES, DATED 08-07-2018GROUNDWATER WAS OBSERVED AT ELEVATIONS RANGING FROM 978.50 TO 985.50THE BORINGS & GROUNDWATER ARE AS FOLLOWS:SB-3NONE ENCOUNTEREDSB-8NONE ENCOUNTEREDSB-4978.50SB-9NONE ENCOUNTEREDSB-5985.50SB-10NONE ENCOUNTEREDSB-6NONE ENCOUNTEREDSB-11NONE ENCOUNTEREDSB-7NONE ENCOUNTEREDSB-13NONE ENCOUNTEREDPROPOSED FOOTING DRAIN TILE INVERT ELEVATION = XXX.XXSPOT GRADE ELEVATION MATCH EXISTINGGRADE BREAK - HIGH POINTS NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPERTY LINE PROPERTY LINENEW ROW LINEFEMA FLOODPLAIN LINE20'X30' EMERGENCYOVERFLOW. INSTALL MNDOTCATEGORY 4 TURFREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONCONTROL BLANKET.TURF REINFORCEMENT MATSHALL BE SOIL FILLEDOVERFLOW. INSTALL MNDOTREINFORCEMENT MAT ANDMNDOT CATEGORY 4 EROSIONTURF REINFORCEMENT MATSHALL BE SOIL FILLEDPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPOSEDSENIOR(102 UNITS)2 3 PONDPONDWETLANDWETLANDWETLAND4 5 6 7 8 9 101 MEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATION11 12 POND/ FILTRATIONBASIN 1DCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS1314151617182019EOF=988.90EOF=967.70TREES REQUIRED: 102TREES PROVIDED: 102SHRUBS PROVIDED: 485PERENNIALS PROVIDED: 128TREES REQUIRED: 13SHRUBS REQUIRED: 43TREES PROVIDED: 27SHRUBS PROVIDED: 48TREES REQUIRED: 21SHRUBS REQUIRED: 69TREES PROVIDED: 32SHRUBS PROVIDED: 65PERENNIALS PROVIDED: 1492 - RO3 - RO2 - RO2 - RO2 - RO5 - SO3 - SM3 - SO3 - SM4 - SO2 - SO1 - SM2 - SM5 - BA4 - MYJ4 - MYJ55 - PMD3 - SB16 - CO3 - RP4 - HA5 - BS3 - CS2 - HA4 - HA8 - BA3 - SB3 - SB5 - RB2 - RB3 - WP7 - BA5 - RP11 - BA2 - HA2 - RM2 - HA2 - HA7 - RM1 - RM4 - WP2 - RP3 - SM3 - RO2 - RB5 - RO7 - SO3 - BS4 - RO3 - SM7 - BS3 - BS3 - SB10 - BA3 - BS3 - BS5 - CS1 - RM6 - WP3 - WP2 - RM2 - RM1 - RM1 - RM4 - BS4 - BS4 - BS4 - BS4 - RP2 - RP2 - RP1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RBTREESQTY COMMON / BOTANICAL NAMECONTRM17Northwood Red Maple / Acer rubrum `Northwood`2.5" Cal. B&BSM15Autumn Splendor Sugar Maple / Acer saccharum `Autumn Splendor`2.5" Cal. B&BHA16Prairie Pride Common Hackberry / Celtis occidentalis `Prairie Pride`2.5" Cal. B&BCO16True North Kentucky Coffeetree / Gymnocladus dioica `UMNSynergy` TM2.5" Cal. B&BSO21Swamp White Oak / Quercus bicolor2.5" Cal. B&BRO23Red Oak / Quercus rubra2.5" Cal. B&BBA41Boulevard Linden / Tilia americana `Boulevard`2.5" Cal. B&BEVERGREEN TREES QTY COMMON / BOTANICAL NAMECONTBS43Black Hills Spruce / Picea glauca `Densata`6` B&BCS8Colorado Spruce / Picea pungens6` B&BRP24Red Pine / Pinus resinosa6` B&BWP16White Pine / Pinus strobus6` B&BORNAMENTAL TREES QTY COMMON / BOTANICAL NAMECONTSB12Autumn Brilliance Serviceberry / Amelanchier x grandiflora `Autumn Brilliance`#20 CLUMPRB21River Birch / Betula nigra#20 CLUMPSHRUBSQTY COMMON / BOTANICAL NAMESIZEMYJ8Maney Juniper / Juniperus chinensis `Maneyi`#5 CONTPERENNIALSQTY COMMON / BOTANICAL NAMESIZEPMD55Pardon Me Daylily / Hemerocallis x `Pardon Me`#1 CONTGROUND COVERS QTY COMMON / BOTANICAL NAMESIZE67,211 sf Shooting Star Dry Short Parairie Mix / Dry Short Prairie Seed MixShooting Star Native Seed: Dry Short Prairie Seed Mix.Seed Mix13,639 sf Lower Basin Native Seed MixMNDOT 34-262 WET PRAIRIE, PER MNDOT SEEDING MANUALSPECIFICATIONS (2014)Seed Mix103,839 sf Shooting Star No Mow Fine Fescue Mix / No MowSeed MixSeed Mix11,689 sf Dog Park Mulch / Playground SurfacingOrganic mulch specifically preoduced for use in playgrounds. Shall knittogether to form matted, accessible surface, shall be treated withanti-microbial agent.Mulch345,594 sf Blue Grass Based / SodCommercial grade, locally grown, "Big Roll" preferredSodPLANT SCHEDULEREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLANOVERALL6/18/21 CITY RESUBMITTAL. .. .. .. .. .Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/2101" = 80'-0"80'-0"40'-0"NKnow what'sbelow.before you dig.CallRLEGENDPROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANTSCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED CANOPY TREE SYMBOLS - SEE PLANT SCHEDULEAND PLAN FOR SPECIES AND PLANTING SIZESEDGINGLANDSCAPE NOTES:1.WHERE SHOWN, SHRUB & PERENNIAL BEDS SHALL BE MULCHED WITH 4" DEPTH (MINIMUM AFTER INSTALLATION AND/OR TOP DRESSING OPERATIONS) OF SHREDDED CYPRESS MULCH.2.ALL TREES SHALL BE MULCHED WITH SHREDDED CYPRESS MULCH TO OUTER EDGE OF SAUCER OR TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN AMINIMUM OF 2" FROM TREE TRUNK.3.IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW LANDSCAPING. OWNER TO APPROVE BOULDER SAMPLES PRIOR TO INSTALLATION.4.PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE ANDDISFIGURATION. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD.5.UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN.6.CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACTSHALL BE WARRANTED FOR ONE (1) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE.7.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 4" LAYER TOPSOIL AND SOD AS SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS.8.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINALLOCATION OF TREES AND SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.9.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE.10.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.11.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.12.REPAIR AT NO COST TO THE OWNER IRRIGATION SYSTEM DAMAGED FROM LANDSCAPE CONSTRUCTION ACTIVITIES.13.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALLPROVIDE HEAD TO HEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THEEDGE OF PAVEMENT/BACK OF CURB.14.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING FROM OWNER, PRIOR TO INSTALLATION.SHRUB & PERENNIALS WILL BE DETAILED AT TIME OF EACH LOTS CITY SUBMITTAL AND ENTITLEMENT APPROVALSSHRUB AND PERENNIAL PLANTING SPECIES WILL BE IDENTIFIED ATTIME OF INDIVIDUAL LOT APPROVALS. NEW ROW LINEPROPERTY LINE PROPERTY LINE PROPERTY LINE NEW ROW LINEMEMORY CARE(20,781 SF)PROPOSEDDAYCARE(12,987 SF)BSTR.PUMPSTATIONPOND/ FILTRATIONBASIN 1DCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITSTREES REQUIRED: 13SHRUBS REQUIRED: 43TREES PROVIDED: 27SHRUBS PROVIDED: 48TREES REQUIRED: 21SHRUBS REQUIRED: 69TREES PROVIDED: 32SHRUBS PROVIDED: 65PERENNIALS PROVIDED: 1494 - MYJ4 - MYJ55 - PMD3 - SB16 - CO3 - RP4 - HA5 - BS3 - CS2 - HA4 - HA8 - BA3 - SB3 - SB5 - RB2 - RB3 - WP7 - BA5 - RP11 - BA4 - RO3 - SM7 - BS3 - BS3 - SB10 - BA3 - BS3 - BS5 - CS2 - RM2 - RM1 - RM1 - RMCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONL1.1LANDSCAPE PLAN SE. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRLEGENDSHRUB AND PERENNIAL PLANTING SPECIES WILL BE IDENTIFIED ATTIME OF INDIVIDUAL LOT APPROVALS.SEE SHEET L1.0 FOR LEGEND AND PLANT SCHEDULE PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINE PROPOSEDSENIOR(102 UNITS)MEMORY CARE(20,781 SF)BSTR.PUMPSTATIONCONSTRUCTIONLIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITS1314151617TREES REQUIRED: 102TREES PROVIDED: 102SHRUBS PROVIDED: 485PERENNIALS PROVIDED: 128TREES REQUIRED: 40TREES PROVIDED: 42SHRUBS PROVIDED: 0PERENNIALS PROVIDED: 0TREES REQUIRED: 13SHRUBS REQUIRED: 43TREES PROVIDED: 27SHRUBS PROVIDED: 48TREES REQUIRED: 21SHRUBS REQUIRED: 692 - SO1 - SM2 - HA4 - HA8 - BA3 - SB3 - SB5 - RB2 - RB3 - WP7 - BA11 - BA2 - RM2 - HA2 - HA7 - RM1 - RM4 - WP2 - RP3 - SM3 - RO2 - RB5 - RO7 - SO3 - BS4 - RO3 - SM7 - BS3 - BS3 - SB10 - BA3 - BS3 - BS5 - CS1 - RM6 - WP3 - WP2 - RM2 - RM1 - RM1 - RMCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONL1.2LANDSCAPE PLAN NE. .. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSHRUB AND PERENNIAL PLANTING SPECIES WILL BE IDENTIFIED ATTIME OF INDIVIDUAL LOT APPROVALS.LEGENDSEE SHEET L1.0 FOR LEGEND AND PLANT SCHEDULE PROPERTY LINE PRO P E R T Y L I N E PROPERTY LINE PROPERTY LINEPROPERTY LINE2 3 4 5 6 7 8 9 1 MEMORY CARE(20,781 SF)CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITSCONSTRUCTION LIMITS13141516171820192 - RO3 - RO2 - RO5 - SO3 - SM3 - SO3 - SM4 - SO2 - SO1 - SM2 - SM5 - BA16 - CO3 - WP2 - HA2 - RM2 - HA4 - BS4 - BS4 - BS4 - RP2 - RP1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RBCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONL1.3LANDSCAPE PLAN W6/18/21 CITY RESUBMITTAL. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSHRUB AND PERENNIAL PLANTING SPECIES WILL BE IDENTIFIED ATTIME OF INDIVIDUAL LOT APPROVALS.LEGENDSEE SHEET L1.0 FOR LEGEND AND PLANT SCHEDULE PROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINEPRO P E R T Y L I N E PROPERTY LINE PROPOSEDSENIOR(102 UNITS)PONDPONDWETLANDWETLANDWETLAND5 6 7 8 9 10 11 12 CONSTRUCTION LIMITSCONSTRUCTION LIMITSCONSTRUCTIONLIMITS131415163 - RO2 - RO2 - RO2 - RO3 - SO3 - SM4 - SO2 - SO1 - SM2 - SM2 - HA2 - HA7 - RM1 - RM4 - WP2 - RP3 - SM3 - RO3 - BS4 - BS4 - BS4 - BS2 - RP2 - RP1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RB1 - RBCivil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/21REVISION SUMMARYDATEDESCRIPTIONL1.4LANDSCAPE PLAN NW6/18/21 CITY RESUBMITTAL. .. .. .. .. .01" = 40'-0"40'-0"20'-0"NKnow what'sbelow.before you dig.CallRSHRUB AND PERENNIAL PLANTING SPECIES WILL BE IDENTIFIED ATTIME OF INDIVIDUAL LOT APPROVALS.LEGENDSEE SHEET L1.0 FOR LEGEND AND PLANT SCHEDULE REVISION SUMMARYDATEDESCRIPTIONL1.5LANDSCAPE PLANNOTES & DETAILS. .. .. .. .. .. .Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .202026980KEVIN TEPPENLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.6/7/211.ENTIRE SITE SHALL BE FULLY IRRIGATED. THE CONTRACTOR SHALL SUBMIT IRRIGATION SHOP DRAWINGS FOR REVIEWAND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.2.SEE MECHANICAL AND ELECTRICAL PLANS AND SPECIFICATIONS FOR IRRIGATION WATER, METER, AND POWERCONNECTIONS.3.CONTRACTOR TO VERIFY LOCATION OF ALL UNDERGROUND/ABOVE GROUND FACILITIES PRIOR TO ANYEXCAVATION/INSTALLATION. ANY DAMAGE TO UNDERGROUND/ABOVE GROUND FACILITIES SHALL BE THERESPONSIBILITY OF THE CONTRACTOR AND COSTS ASSOCIATED WITH CORRECTING DAMAGES SHALL BE BORNEENTIRELY BY THE CONTRACTOR.4.SERVICE EQUIPMENT AND INSTALLATION SHALL BE PER LOCAL UTILITY COMPANY STANDARDS AND SHALL BE PERNATIONAL AND LOCAL CODES. EXACT LOCATION OF SERVICE EQUIPMENT SHALL BE COORDINATED WITH THELANDSCAPE ARCHITECT OR EQUIVALENT AT THE JOB SITE.5.CONTRACTOR SHALL COORDINATE WITH LOCAL UTILITY COMPANY FOR THE PROPOSED ELECTRICAL SERVICE ANDMETERING FACILITIES.6.IRRIGATION WATER LINE CONNECTION SIZE IS 1-12" AT BUILDING. VERIFY WITH MECHANICAL PLANS.COVAGE.7.ALL MAIN LINES SHALL BE 18" BELOW FINISHED GRADE.8.ALL LATERAL LINES SHALL BE 12" BELLOW FINISHED GRADE.9.ALL EXPOSED PVC RISERS, IF ANY, SHALL BE GRAY IN COLOR.10.CONTRACTOR SHALL LAY ALL SLEEVES AND CONDUIT AT 2'-0" BELOW THE FINISHED GRADE OF THE TOP OF PAVEMENT.EXTEND SLEEVES TO 2'-0" BEYOND PAVEMENT.11.CONTRACTOR SHALL MARK THE LOCATION OF ALL SLEEVES AND CONDUIT WITH THE SLEEVING MATERIAL "ELLED" TO2'-0" ABOVE FINISHED GRADE AND CAPPED.12.FABRICATE ALL PIPE TO MANUFACTURE'S SPECIFICATIONS WITH CLEAN AND SQUARE CUT JOINTS. USE QUALITY GRADEPRIMER AND SOLVENT CEMENT FORMULATED FOR INTENDED TYPE OF CONNECTION.13.BACKFILL ALL TRENCHES WITH SOIL FREE OF SHARP OBJECTS AND DEBRIS.14.ALL VALVE BOXES AND COVERS SHALL BE BLACK IN COLOR.15.GROUP VALVE BOXES TOGETHER FOR EASE WHEN SERVICE IS REQUIRED. LOCATE IN PLANT BED AREAS WHENEVERPOSSIBLE.16.IRRIGATION CONTROLLER LOCATION SHALL BE VERIFIED ON-SITE WITH OWNER'S REPRESENTATIVE.17.CONTROL WIRES: 14 GAUGE DIRECT BURIAL, SOLID COPPER IRRIGATION WIRE. RUN UNDER MAIN LINE. USEMOISTURE-PROOF SPLICES AND SPLICE ONLY AT VALVES OR PULL BOXES. RUN SEPARATE HOT AND COMMON WIRE TOEACH VALVE AND ONE (1) SPARE WIRE AND GROUND TO FURTHEST VALVE FROM CONTROLLER. LABEL OR COLOR CODEALL WIRES.18.AVOID OVER SPRAY ON BUILDINGS, PAVEMENT, WALLS AND ROADWAYS BY INDIVIDUALLY ADJUSTING RADIUS OR ARCON SPRINKLER HEADS AND FLOW CONTROL ON AUTOMATIC VALVE.19.ADJUST PRESSURE REGULATING VALVES FOR OPTIMUM PRESSURE ON SITE.20.USE SCREENS ON ALL HEADS.21.A SET OF AS-BUILT DRAWINGS SHALL BE MAINTAINED ON-SITE AT ALL TIMES IN AN UPDATED CONDITION.22.ALL PIPE 3" AND OVER SHALL HAVE THRUST BLOCKING AT EACH TURN.23.ALL AUTOMATIC REMOTE CONTROL VALVES WILL HAVE 3" MINIMUM DEPTH OF 3/4" WASHED GRAVEL UNDERNEATHVALVE AND VALVE BOX. GRAVEL SHALL EXTENT 3" BEYOND PERIMETER OF VALVE BOX.24.THERE SHALL BE 3" MINIMUM SPACE BETWEEN BOTTOM OF VALVE BOX COVER AND TOP OF VALVE STRUCTURE.IRRIGATION NOTES:FACE OF BUILDING, WALL, OR STRUCTUREMIN. 3" LAYER OF ROCK MULCH AS SPECIFIED. PROVIDE SAMPLE TOLANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATIONFINISHED GRADECOMPACTED SUBGRADEWATER PERMEABLE GEOTEXTILE FABRIC AS SPECIFIED18" - VERIFY W/ PLANAGGREGATE MAINTANENCE STRIPN T SSTAKED LANDSCAPE EDGER AS SPECIFIED, SEE MANUFACTURER'SINSTRUCTIONS AND SPECS. FOR INSTALLATION AND PLACEMENTSLOPE - MIN. 2%, MAX. 5:1VERIFY W/ GRADING PLAN1Know what'sbelow.before you dig.CallRPERENNIAL BED PLANTINGN T SPLANT TOP OF ROOTBALL 1-2" ABOVE ABOVESURROUNDING GRADEROOTS AT OUTER EDGE OF ROOTBALL LOOSENED TOENSURE PROPER BACKFILL-TO-ROOT CONTACTSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDEXISTING GRADEROCK OR ORGANIC MULCH, SEE GENERAL LANDSCAPENOTES AND PLAN NOTES FOR MULCH TYPE. KEEPMULCH MIN. 2" FROM PLANT STEMBACKFILL AS PER SPECIFICATIONDO NOT EXCAVATE BELOW ROOTBALL.SIZE VARIESSEE LANDSCAPE PLANMODIFY EXCAVATION BASED ON LOCATION OF PLANTMATERIAL AND DESIGN OF BEDS OR OVERALL PLANTPLACEMENT4DECIDUOUS & CONIFEROUS SHRUB PLANTINGN T SPRUNE AS FIELD DIRECTED BY THE LANDSCAPEARCHITECT TO IMPROVE APPEARANCE (RETAINNORMAL SHAPE FOR SPECIES)PLANT TOP OF ROOTBALL 1-2" ABOVE ABOVESURROUNDING GRADEROOTS AT OUTER EDGE OF ROOTBALL LOOSENED TOENSURE PROPER BACKFILL-TO-ROOT CONTACTSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDEXISTING GRADEROCK OR ORGANIC MULCH, SEE GENERAL LANDSCAPENOTES AND PLAN NOTES FOR MULCH TYPE. KEEPMULCH MIN. 2" FROM PLANT TRUNKBACKFILL AS PER SPECIFICATIONDO NOT EXCAVATE BELOW ROOTBALL.THREE TIMES WIDTHOF ROOTBALLRULE OF THUMB - MODIFY EXCAVATION BASED ONLOCATION OF PLANT MATERIAL AND DESIGN OF BEDSOR OVERALL PLANT PLACEMENT3THREE TIMES WIDTHOF ROOTBALLDECIDUOUS & CONIFEROUS TREE PLANTINGN T SPRUNE AS FIELD DIRECTED BY THE LANDSCAPEARCHITECT TO IMPROVE APPEARANCE (RETAINNORMAL TREE SHAPE)THREE 2"X4"X8' WOODEN STAKES, STAINED BROWNWITH TWO STRANDS OF WIRE TWISTED TOGETHER.STAKES SHALL BE PLACED AT 120° TO ONE ANOTHER.WIRE SHALL BE THREADED THROUGH NYLONSTRAPPING WITH GROMMETS. ALTERNATE STABILIZINGMETHODS MAY BE PROPOSED BY CONTRACTOR.TRUNK FLARE JUNCTION: PLANT TREE 1"-2" ABOVEEXISTING GRADEMULCH TO OUTER EDGE OF SAUCER OR TO EDGE OFPLANTING BED, IF APPLICABLE. ROCK OR ORGANICMULCH, SEE GENERAL LANDSCAPE NOTES AND PLANNOTES FOR MULCH TYPE. KEEP MULCH MIN. 2" FROMPLANT TRUNKEXISTING GRADECUT AND REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. IF NON-BIODEGRADABLE, REMOVE COMPLETELYSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDBACKFILL AS SPECIFIEDCOMPACT BOTTOM OF PIT, TYP.RULE OF THUMB - MODIFY EXCAVATION BASED ONLOCATION OF PLANT MATERIAL AND DESIGN OF BEDSOR OVERALL PLANT PLACEMENT2 REVISION SUMMARYDATEDESCRIPTIONLT1.0SITE LIGHTING PLAN. .. .. .. .. .. .Civil Engineering Surveying Landscape Architecture4931 W. 35th Street, Suite 200St. Louis Park, MN 55416civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.cCook Lake Highlands Corcoran, Minnesota 135 Crabapple Lane, Excelsior, MN 55331 Trek Real Estate & Development PROJECT P R E L I M I N A R Y : N O T F O R C O N S T R U C T I O NISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:200112/5/21 CITY RESUBMITTAL3/15/21 CITY RESUBMITTAL6/7/21 CITY RESUBMITTAL. .. .. .12/15/20 CITY SUBMITTALDRAWN BY:REVIEWED BY:KIT, DKDK, MP. .. .. .. .. .. .. .2020Know what'sbelow.before you dig.CallR CITY SUBMITTALN O T F O RCONSTRUCTIONDRAWN BY:CHECKED BY:REVISIONS:PROJECT #:cCOPYRIGHT 2020DATE:RRROSA ARCHITECTURAL GROUPSHEET1084 Sterling StreetSt. Paul, MN 55119tel: 651-739-7988fax: 651-739-3165RosaArchitecturalGroupInc.PREPARED BY ME OR UNDER MY DIRECT SPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDERTHE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:PREPARED BY ME OR UNDER MY DIRECTSPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULYLICENSED ARCHITECT UNDER THELAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:Cook LakeHighlands22026DEC. 10, 2020JLPROPOSEDA4.1COLORSuite LivingELEVATIONSA4.173/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.183/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.193/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.A4.1103/16" = 1'-0" (ON 24x36 SHEET)TRASH ENCLOSURE ELEV.Corcoran, MN 55340of CorcoranA4.113/32" = 1'-0" (ON 24x36 SHEET)PROPOSED FRONT ELEVATIONA4.123/32" = 1'-0" (ON 24x36 SHEET)PROPOSED SIDE ELEVATION (MEMORY CARE)A4.153/32" = 1'-0" (ON 24x36 SHEET)PROPOSED EAST ELEVATIONA4.133/32" = 1'-0" (ON 24x36 SHEET)PROPOSED SIDE ELEVATION (ASSISTED LIVING)A4.143/32" = 1'-0" (ON 24x36 SHEET)PROPOSED REAR ELEVATION (ASSISTED LIVING)A4.163/32" = 1'-0" (ON 24x36 SHEET)PROPOSED REAR ELEVATION F.F.E.100'-0"ABC1112222223344445555566TYP.TYP.6TYP.6TYP.6TYP.7779999131311111121212114211616161417TYP.101212121214141414991413212114SIGN 'B'A44WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET119'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E100'-0"TOP OF PARAPET117'-0"F.F.E.100'-0"123414111112222333455555556TYP.6TYP.6TYP.6TYP.6TYP.6TYP.6TYP.6TYP.77774449999999910111111411111113131414212114141421141515161617TYP.131321212114212135161414SIGN 'A'A43WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET118'-0"TOP OF PARAPET121'-6"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"TOP OF PARAPET117'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"1413ELEVATION KEY NOTES1. STONE VENEER - SOUTHERN LEDGESTONE 'CHARDONNAY' BY CULTURED STONE2. COMPOSITE WOOD SHAKE SIDING - HARDIESHINGLE - STRAIGHT EDGE PANEL 'NAVAJO BEIGE' BY JAMES HARDIE3. COMPOSITE WOOD HORIZONTAL SIDING - HARDIEPLANK - SMOOTH -'KHAKI BROWN' BY JAMES HARDIE4. COMPOSITE WOOD BOARD AND BATTEN SIDING - HARDIEPANEL VERTICAL SIDING - SMOOTH - 'COBBLESTONE' WITH HARDIETRIM BOARD - SMOOTH BATTEN BOARD - 'COBBLESTONE' BY JAMES HARDIE5. PREFINISHED METAL COPING - 'WHITE'6. ALUMIUNUM STOREFRONT FRAMING / GLAZING ASSEMBLY -TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES7. ALUMINUM DOOR / TRANSOM / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES8. HOLLOW METAL DOOR AND FRAME - PAINT TO MATCH 'DARK BRONZE'9. ARCHITECTURAL PRECAST CONCRETE SILL10. 14'-3" x 3'-7" EXTERIOR LED 'NEW HORIZON ACADEMY' AND 'SUN' SIGNAGE. SEE ELECTRICAL DRAWINGS FOR FURTHER INFORMATION.11. EIFS CORNICE - PAINT 'WHITE'12. PREFINISHED METAL SCUPPER AND 4"x6" DOWNSPOUT - 'DARK BRONZE'. CONNECT DOWNSPOUT TO UNDERGROUND STORM SEWER. SEE CIVIL DRAWINGS FOR FURTHER INFORMATION.13. LED LIGHT FIXTURE. SEE ELCTRICAL DRAWINGS FOR FURTHER INFORMATION14. 1x COMPOSITE WOOD TRIM - PAINT 'WHITE'15. 'BLACK' FABRIC AWNING. SEE DETAIL FOR FURTHER INFORMATION16. DASHED LINE DENOTES TOP OF ROOF BEYOND17. COMPOSITE WOOD DENTIL - PAINT 'WHITE'18. ARCHITECTURAL PRECAST CONCRETE COLUMN CAP19. 8x8 COMPOSITE WOOD COLUMN. SEE STRUCTURAL FOR FURTHER INFORMATION20. 4x12 COMPOSITE WOOD BEAM21. 1x COMPOSITE WOOD TRIM - PAINT 'NEW HORIZON BLUE'22. WALL MOUNTED CT CABINET - PAINT TO MATCH ADJACENT FINISH23. ELECTRICAL METER - PAINT TO MATCH ADJACENT FINISH24. 1'-0" HIGH x 2'-0" WIDE SCUPPER OPENING25. WOODEN TRASH ENCLOSURE GATE AND POST ASSEMBLY26. ROOF TOP SCREENING BEYOND. #/9A 202EXTERIOR SIGN 'A' - APPROX. 31 S.F.2'-11"8"4'-9"3'-6"6'-0"10"2'-9"14'-3"EXTERIOR SIGN 'B' - APPROX. 31 S.F.4'-9"3'-6"6'-0"14'-3"8"2'-11"2'-9"10"8"2'-11"4'-9"3'-6"6'-0"2'-9"10"14'-3"EXTERIOR SIGN 'C' - APPROX. 31 S.F.8"2'-11"4'-9"3'-6"6'-0"2'-9"10"14'-3"EXTERIOR SIGN 'D' - APPROX. 31 S.F.RBuilding a Better Worldfor All of UsRSEH ProjectChecked ByDrawn ByProject StatusIssue DateThis drawing is an instrument of service and shall remain the property of Short Elliott Hendrickson, Inc. (SEH). This drawing and the concepts and ideas contained herein shall not be used, reproduced, revised, or retained without the express written approval of SEH. Submission or distribution of this drawing to meet official or regulatory requirements or for other purposes in connection with the project is not be construed as publication in derogation of any of the rights of SEH.ArchitectOwnerShort Elliott Hendrickson, Inc.3535 Vadnais Center Dr.St. Paul, Minnesota 55110800.325.2055Short Elliott Hedrickson, Inc.All Rights ReservedCOPYRIGHT © 2020New Horizon Academy3405 Annapolis Lane N.Suite 100Plymouth, Minnesota 55447763.557.1111PRELIMINARY EXTERIORELEVATIONSA201NEW HORIZON ACADEMYCORCORAN, MN 55340New Horizon Academy3/16" = 1'-0"2SOUTH ELEVATION3/16" = 1'-0"1EAST ELEVATION1/4" = 1'-0"3EXTERIOR SIGN SCHEDULERevision IssueRev. # DescriptionDate F.F.E.100'-0"123411111111222234455556TYP.6TYP.66666TYP.TYP.TYP.TYP.TYP.79999991011111314211414211415161617TYP.17TYP.181920334445555111113131421141421151617TYP.181920161621212134511131414SIGN 'C'WINDOW SILL102'-8"WINDOW HEAD110'-0"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"F.F.E.100'-0"TOP OF PARAPET122'-3"TOP OF PARAPET118'-0"TOP OF PARAPET118'-0"BOTTOM OF CANOPY112'-0"TOP OF PARAPET118'-0"TOP OF SCREENING120'-4"TOP OF PARAPET117'-0"F.F.E.100'-0"ABC1111122222334445555556TYP.6TYP.6TYP.6TYP.6TYP.777889999991111111212121213131314212121141414141616212114112223A201310SIGN 'D'WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"TOP OF PARAPET118'-0"TOP OF PARAPET117'-0"WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"TOP OF PARAPET121'-6"F.F.E.100'-0"A124569112114WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"F.F.E.100'-0"A12456911211497WINDOW SILL102'-8"WINDOW HEAD110'-0"TOP OF PARAPET118'-0"ELEVATION KEY NOTES1. STONE VENEER - SOUTHERN LEDGESTONE 'CHARDONNAY' BY CULTURED STONE2. COMPOSITE WOOD SHAKE SIDING - HARDIESHINGLE - STRAIGHT EDGE PANEL 'NAVAJO BEIGE' BY JAMES HARDIE3. COMPOSITE WOOD HORIZONTAL SIDING - HARDIEPLANK - SMOOTH -'KHAKI BROWN' BY JAMES HARDIE4. COMPOSITE WOOD BOARD AND BATTEN SIDING - HARDIEPANEL VERTICAL SIDING - SMOOTH - 'COBBLESTONE' WITH HARDIETRIM BOARD - SMOOTH BATTEN BOARD - 'COBBLESTONE' BY JAMES HARDIE5. PREFINISHED METAL COPING - 'WHITE'6. ALUMIUNUM STOREFRONT FRAMING / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES7. ALUMINUM DOOR / TRANSOM / GLAZING ASSEMBLY - TINTED INSULATED LOW-E GLASS WITH 'DARK BRONZE' ANODIZED ALUMINUM FRAMES8. HOLLOW METAL DOOR AND FRAME - PAINT TO MATCH 'DARK BRONZE'9. ARCHITECTURAL PRECAST CONCRETE SILL10. 14'-3" x 3'-7" EXTERIOR LED 'NEW HORIZON ACADEMY' AND 'SUN' SIGNAGE. SEE ELECTRICAL DRAWINGS FOR FURTHER INFORMATION.11. EIFS CORNICE - PAINT 'WHITE'12. PREFINISHED METAL SCUPPER AND 4"x6" DOWNSPOUT - 'DARK BRONZE'. CONNECT DOWNSPOUT TO UNDERGROUND STORM SEWER. SEE CIVIL DRAWINGS FOR FURTHER INFORMATION.13. LED LIGHT FIXTURE. SEE ELCTRICAL DRAWINGS FOR FURTHER INFORMATION14. 1x COMPOSITE WOOD TRIM - PAINT 'WHITE'15. 'BLACK' FABRIC AWNING. SEE DETAIL FOR FURTHER INFORMATION16. DASHED LINE DENOTES TOP OF ROOF BEYOND17. COMPOSITE WOOD DENTIL - PAINT 'WHITE'18. ARCHITECTURAL PRECAST CONCRETE COLUMN CAP19. 8x8 COMPOSITE WOOD COLUMN. SEE STRUCTURAL FOR FURTHER INFORMATION20. 4x12 COMPOSITE WOOD BEAM21. 1x COMPOSITE WOOD TRIM - PAINT 'NEW HORIZON BLUE'22. WALL MOUNTED CT CABINET - PAINT TO MATCH ADJACENT FINISH23. ELECTRICAL METER - PAINT TO MATCH ADJACENT FINISH24. 1'-0" HIGH x 2'-0" WIDE SCUPPER OPENING25. WOODEN TRASH ENCLOSURE GATE AND POST ASSEMBLY26. ROOF TOP SCREENING BEYOND. #/9A 2023519351935193519'BLACK' AWNING FABRIC1" 'BLACK' ALUMINUM AWNING FRAMING -TYP.1x COMPOSITE LEDGER BOARD. PAINT TO MATCH ADJACENT LAP SIDING. COORINDATE FINAL LOCATION WITH AWNING MANUFACTURER -TYP.2x TREATED WOOD BLOCKING. COORINDATE FINAL LOCATION WITH AWNING MANUFACTURER -TYP.PREFINISHED METAL FLASHING. COLOR TO MATCH ADJACENT LAP SIDINGPREFINISHED METAL FLASHING. COLOR TO MATCH ADJACENT AWNING FABRICLAP SIDING OVER WEATHER RESISTIVE BARRIER5/8" PLYWOOD SHEATHING2x WOOD STUD FRAMING1x COMPOSITE WOOD TRIM -PAINT 'WHITE'2'-0"AWNING ASSEMBLY110'-8"BTM. FABRICAWNING ASSEMBLY115'-5"TOP FABRIC4'-10"RBuilding a Better Worldfor All of UsRSEH ProjectChecked ByDrawn ByProject StatusIssue DateThis drawing is an instrument of service and shall remain the property of Short Elliott Hendrickson, Inc. (SEH). This drawing and the concepts and ideas contained herein shall not be used, reproduced, revised, or retained without the express written approval of SEH. Submission or distribution of this drawing to meet official or regulatory requirements or for other purposes in connection with the project is not be construed as publication in derogation of any of the rights of SEH.ArchitectOwnerShort Elliott Hendrickson, Inc.3535 Vadnais Center Dr.St. Paul, Minnesota 55110800.325.2055Short Elliott Hedrickson, Inc.All Rights ReservedCOPYRIGHT © 2020New Horizon Academy3405 Annapolis Lane N.Suite 100Plymouth, Minnesota 55447763.557.1111PRELIMINARY EXTERIORELEVATIONSA202NEW HORIZON ACADEMYCORCORON, MN 55340New Horizon Academy3/16" = 1'-0"1WEST ELEVATION3/16" = 1'-0"2NORTH ELEVATION3/16" = 1'-0"3SOUTH ENTRY ELEVATION3/16" = 1'-0"4NORTH ENTRY ELEVATION3/16" = 1'-0"5TRASH ENCLOSURE3/4" = 1'-0"6FABRIC AWNING DETAILRevision IssueRev. # DescriptionDate GAZEBO OUTDOOR PATIO FIRE ACCESS ROAD CHAINED GATE BY COUNTY FIRE ACCESS ROAD CHAINED GATE BY COUNTY C 2020 MOMENTUM DESIGN GROUP LLC D10 CONCEPT SITE PLAN SCHEMATIC DESIGN 03/31/21 20005 Applewood Pointe of Corcoran N PERSPECTIVE VIEW SOUTHWEST PERSPECTIVE VIEW SITE ENTRY PERSPECTIVE VIEW SOUTHEAST C 2020 MOMENTUM DESIGN GROUP LLC D11 CONCEPT SITE - VIEWS SCHEMATIC DESIGN 03/31/21 20005 Applewood Pointe of Corcoran N C 2020 MOMENTUM DESIGN GROUP LLC D12 CONCEPT PERSPECTIVES SCHEMATIC DESIGN 03/31/21 20005 Applewood Pointe of Corcoran CONCEPT IMAGE - BASS LAKE ROAD - SITE ENTRY C 2020 MOMENTUM DESIGN GROUP LLC D13 CONCEPT PERSPECTIVES SCHEMATIC DESIGN 03/31/21 20005 Applewood Pointe of Corcoran CONCEPT IMAGE - BASS LAKE ROAD - SOUTHWEST CONCEPT IMAGE - BASS LAKE ROAD - SOUTHEAST 1 Kevin Shay From:Gail Dahl <gdahlmax@gmail.com> Sent:Tuesday, June 22, 2021 11:34 AM To:Brad Martens Subject:Please pass this on to the Planning Commission regarding Cook Lake Highlands Members, Back when Beth Hustad first made her proposal for Cook Lake Highlands I sent an email to both the Planning Commission and the City Council expressing my concerns. Then this spring I walked the entire property with Beth and others to actually see what her proposal was all about and for Beth to hear our concerns. After seeing this latest proposal, I support Beth's plan. The fact that Beth has agreed to have the developer plant trees along the back of the new homes along the trail is good news because it keeps the feel of what we have now. My biggest concern was losing the woods on the NW side of the property but her proposal saves that as a park/open space. We spent a lot of time talking with Alex Hall and were reassured about the total height of Applewood. Finally, Beth took into consideration the fact that we wanted one level homes adjacent to the western property line to make it feel like it's part of Bass Lake Crossing. Change is inevitable and the best we can hope for is to have some input and then make the adjustment. While I truly wish that the property could remain as it is, I do feel like our neighborhood has had input. Beth has listened and tried to meet most of our concerns. It is a difficult situation, but the fact is we know Beth vs a new person/developer that could come in with a worse proposal, so it seems wise to accept Beth's proposal. Sincerely, Gail Dahl 7437 Fir Lane From:Jeanne Otten To:Brad Martens Subject:Cook Lake Development Project Date:Tuesday, June 22, 2021 9:35:52 PM . We went along on the walk through and agree with the consensus but would be happier with more trees being planted as there are a lot going away, even though they are not the best trees, they are natural. Also, there was mention of a trail extension (rock or wood chips) from the fire lane to the lift station that would be awesome also. Thanks. Jeanne and Paul Otten, 7514 Fir Lane. Sent from Samsung Galaxy smartphone. Get Outlook for Android 1 Natalie Davis From:Gerry Tucker <13catcher@gmail.com> Sent:Wednesday, June 23, 2021 10:37 AM To:Brad Martens Subject:Comments to Planning Commission re: Cook Lake Highlands development Brad, Good morning! I hope this finds you well. I'm told that you are the repository of comments/emails/letters for the Planning Commission. Please forward these to them for the 7/1 meeting. Thank you so much! Commissioners: Having walked the Cook Lake Highlands site (which we encourage you all to do) and having met with Beth Hustad for 2 of those walking tours (which, again, we encourage you all to do), we have a better understanding of where buildings will be placed, what the elevations, et.al., will be, and what we will and won't see from our property. We are satisfied with the proposal. Additionally, Ms. Hustad has made several compromises to address the concerns of those of us who live on Fir Lane in the Bass Lake Crossing area: (A) She will limit the kinds of villas built on the western edge of the CLH property to limit elevations. (B) She will plant trees (3 per lot) at the rear of the villas built on the western edge of the property. (C) The height of the Applewood Coop building will be capped at 49', and no HVAC showing. We believe few, if any, of the residents on the east side of Fir Lane will see much, if any, the Applewood facility. Again we are satisfied that Ms. Hustad has reached out to residents and has reached compromises with them. We are satisfied with the proposal. 2 Finally, at a previous PC meeting, one of you stated (in regards to the initial proposal made), "This isn't a good look for anyone entering Corcoran". The changes Ms. Hustad has made and the compromises reached make this current proposal a much better look. We encourage you to support this proposed development and forward it to the City Council with your support. Thank you for your time. Sincerely, Gerry and Mary Tucker 7402 Fir Lane Corcoran (Bass Lake Crossing) 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 6.d. TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: June 22, 2021 for the July 1, 2021 Planning Commission Meeting RE: PUBLIC HEARING. Land Use Map Amendments and Amendments to the Southeast District Plan and Design Guidelines (city file no. 21-020) REVIEW DEADLINE: N/A 1.Description of Request Staff is recommending some amendments to both the land use map and the maps in the Southeast District plan. Staff has been aware of the issues, but there has been recent interest in development in the Southeast District and we believe the changes must be made for consistency. 2.Analysis A.Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The comprehensive use plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. Approval of a Comprehensive Plan amendment requires a 4/5 vote of the City Council. The City has a relatively high level of discretion in approving or denying a Zoning Ordinance Amendment application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. B.Consistency with Ordinance Standards Land Use Guide Plan Amendment The 2040 Comprehensive Plan was adopted on November 25, 2019. After adoption of the comprehensive plan, staff noted that four parcels were guided with the wrong land use designation and were not consistent with the intent of the plan. Specifically: Land Use and SE District Updates (City file 21-020) 2 July 1, 2021 i. 21000 Larkin Road (PID 2711923130003) was designated as Rural/Ag Residential; however, the property is located in the Metropolitan Urban Service Area (MUSA) and should be designated Existing Residential. The property was erroneously guided Rural/Ag Residential in the 2030 Plan and the error was only recently identified. The 2040 Comprehensive Plan states “The Rural/Ag Residential area is the community’s largest land area and is intended to remain rural. The Metropolitan Council categorizes this area, existing outside the 2040 MUSA boundaries, as Diversified Rural. Diversified Rural areas are not within the Metropolitan Council’s Long-Term Sewer Service area.” The change will make the Zoning Map and Land Use Map consistent. ii. 7631 Commerce Street (PID 2611923110019) is shown as Commercial on the 2040 Land Use Plan but should be Industrial. The property is zoned I-1 (Light Industrial) and the existing uses are consistent with the I-1 district standards. The change will make the Zoning Map and Land Use Map consistent. iii. 20100 Meister Road (PID 1411923440001) and 20220 Meister Road (PID 1411923430001) are shown as Low Density Residential, but should be reclassified as Rural/Ag Residential because it is located outside the MUSA. The property was erroneously guided Low Density Residential in the 2030 Plan and the error was only recently identified. The Comprehensive Plan states “This land use category identifies areas for single-family detached residential development at an average density of 3 to 5 units per acre. This land use category will be Corcoran’s predominant land use inside the 2040 MUSA boundary.” The change will make the Zoning Map and Land Use Map consistent. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. In this case, the changes are proposed for three of the four properties because they were erroneously designed in a manner inconsistent with the MUSA boundary and the planned extension of municipal sewer and water and should be corrected to allow continued use of the property in the manner it is Land Use and SE District Updates (City file 21-020) 3 July 1, 2021 used today. The final property appears to be an error that carried over from the 2030 Plan and should be corrected to be consistent with the Zoning Map. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Staff recommends approval of the changes. Zoning Ordinance Amendment The Corcoran Southeast District Plan and Design Guidelines were adopted as Appendix B to the Zoning Ordinance and provide goals for new development in the City. The Southeast District Plan was adopted before the 2040 Comprehensive Plan update and has some conflicting land use in Larkin Road area. As we have begun to see interest in the Southeast District, we think it is important to make the Southeast District land uses consistent with the adopted plan and make a few other cleanup edits: a. Correct a typo in the table of comments (page 3) b. Update the Southeast District Plan for the property near Larkin Road east of County Road 116 to a Mixed Residential designation consistent with the land use and zoning maps c. Update the background parcel data for all maps d. Add the planned width of the linear park on the streetscape graphics (page 14) Proposed Existing Land Use and SE District Updates (City file 21-020) 4 July 1, 2021 3. Recommendation Move to recommend approval of the following: a. Resolution Approving Land Use Amendment b. Ordinance Approving Zoning Ordinance Amendment c. Resolution Approving Findings of Fact for Ordinance Amendment Attachments 1. Resolution Approving Land Use Amendment 2. Ordinance Approving Zoning Ordinance Amendment 3. Resolution Approving Findings of Fact for Ordinance Amendment 4. 2040 Land Use Plan 5. Zoning Map dated September 2020 6. 21000 Larkin Road Exhibit 7. 7631 Commerce Street Exhibit 8. 20100 Meister Road and 20220 Meister Road Exhibit 9. Corcoran Southeast District Plan and Design Guidelines dated July 22, 2021 City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-___ Page 1 of 2 Motion By: Seconded By: APPROVING A COMPREHENSIVE PLAN AMENDMENT TO AMENDMENT LAND USE MAP FOR FOUR PARCELS (PID 27-119-23-13-0003, 26-119-23-11-0019, 14-119-23-44- 0001 AND 14-119-23-43-0001) (CITY FILE 20-017) WHEREAS, the City of Corcoran has identified four parcels of land with designations inconsistent with the adopted 2040 Comprehensive Plan policies; WHEREAS, the land use designations were part of the 2030 Comprehensive Plan, but were inconsistent with the land use criteria related to the Metropolitan Urban Service Area (MUSA) boundary or the existing land use; WHEREAS, the property at 21000 Larkin Road (PID 2711923130003) should be reclassified from Rural/Ag Residential to Existing Residential because the property is in the MUSA; WHEREAS, the property at 7631 Commerce Street (PID 2611923110019) should be reclassified from Commercial to Industrial on the 2040 Land Use Plan to be consistent with the existing land uses and the zoning map; WHEREAS, the properties at 20100 Meister Road (PID 1411923440001) and 20220 Meister Road (PID 1411923430001) should be reclassified from Low Density Residential to Rural/Ag Residential because the property is outside the MUSA; 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 for a comprehensive plan amendment for the above referenced parcels, based on the following findings: 1. The change ensures that land located in an area where municipal sewer and water can be made available is designated with a compatible land use and land located outside of the MUSA is designated with a compatible land use. 2. Reclassifying this site is needed to ensure consistency with the land use policies in the 2040 Comprehensive Plan. 3. The amendment will correct mapping errors that were adopted with the 2030 Comprehensive Plan and carried over with the 2040 Comprehensive Plan. 4. The land use changes will be consistent with the adopted zoning map. City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-___ Page 2 of 2 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 July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July XX, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-XX Motion By: Seconded By: AN ORDINANCE AMENDING THE TEXT OF CHAPTER 10 (THE ZONING ORDINANCE) OF THE CORCORAN CITY CODE (CITY FILE 21-020) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Title 10 (Zoning Ordinance) of the Corcoran City Code is hereby amended by repealing Appendix B (Corcoran Southeast District Plan and Design Guidelines) in its entirety and replacing with the following: See Attachment A SECTION 2. Effective Date. This Ordinance shall be in full force and effect upon its passage. ADOPTED by the City Council on the xx day of July 2021. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Thomas, Manoj Thomas, Manoj Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran July XX, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-XX ATTACHMENT A City of Corcoran July xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 1 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF CHAPTER 10 (THE ZONING ORDINANCE) OF THE CORCORAN CITY CODE (CITY FILE 21-020) WHEREAS, the City staff prepared an ordinance amendment to update Appendix B of the Zoning Ordinance (Corcoran Southeast District Plan and Design Guidelines); and WHEREAS, the amendment would be consistent with the 2040 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the amendments make edits to reflect the Council’s vision for development of this area and provide guidance to landowners and developers; and WHEREAS, the Planning Commission has reviewed the proposed text amendments 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 amendment based upon the finding that the proposed amendments would be consistent with State law and the City’s Comprehensive Plan, and compatible with other provisions of the City Code. 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 July 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPioneer Trl TrailHavenRdCounty Road 116County Road 30 S c h u t t e R d Oakdale Dr County Road 10 Horseshoe Trl C o u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersR d Stieg Rd Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u sh CreekRushCreek South F o rk R u sh Creek SouthForkRu shC reekThe method and timing of regional wastewater service to be determined through future study. 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 1/22/2023 1/21/2021 10/2020 12/13/22 4/27/2022 4/27/2022 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MS PFSV 02\DesignDepot\Library\S oftware\GIS \Client\City of Corcoran\City wide maps\2040 Future Land Use.mxd Date: 6/16/2020 Time: 10:58:05 AM User: KShay Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Municipal Boundary 2040 MUSA Future MUSA Expansion Area !!! !!! !!!Future Study Area Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) !!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!!!!!!!! ! !!! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!! ! ! !!! ! ! ! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! ! ! !! ! ! ! ! !!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!! !!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!î î î s s òñð òñð ñ ñ ï ï î î s ñ ï ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STIEG RD WILLOW DRIVEHACKAMORE ROADTRAIL HAVEN ROADCAIN ROADO A K D A L E D R STREHLER ROAD PIONEER TR COUNTY ROAD 117 ROLLLING HILLS RDLARKIN RD TOWNSHIP OF HASSAN CITY OF GREENFIELDCITY OF MAPLE GROVESCOTT LAKEBECHTOLD ROAD$+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUSH CREEK Official Zoning Map 3,000 0 3,0001,500 Feet Zoning Districts: UR Urban Reserve RR Rural Residential RSF-1 Single Family Residential 1 RSF-2 Single Family Residential 2 RSF-3 Single and Two Family Residential 3 RMF-1 Medium Density Residential RMF-2 Mixed Residential RMF-3 High Density Residential MP Manufactured Home Park P-I Public / Institutional TCR Transitional Rural Commercial CR Rural Commercial C-1 Neighborhood Commercial C-2 Community Commercial DMU Downtown Mixed Use GMU General Mixed Use BP Business District I-1 Light Industrial PUD Planned Unit Development ï Cemetery î ChurchsGolf Course ñ Government Building òñð Public Park !!!!!2040 Metropolitan Urban Service Area City Limit Open Water Shoreland Overlay District Adopted June 2011 19 10 30 116 101 50 19 10 ± Updated September 2020 Larkin Rd OldSettlersR d 1/21/2021 4/27/2022 4/27/2022 21000 LARKIN ROAD 1,000 0 1,000500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\Project maps\2021-06-07 Land Use Exhibit_larkin.mxd Date: 6/22/2021 Time: 8:26:51 AM User: LPSRemote !!! !!! !!!Future Study Area 2040 MUSA Future MUSA Expansion Area Municipal Boundary Streams Lake/Open Water Parcel Boundaries Wetlands FLU2040 Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Source:Revised National Wetland Inventory (MN DNR, 2009-2014) Larkin Rd OldSettlersR dKalk Rd1/21/2021 4/27/2022 4/27/2022 Existing Proposed County Road 116Blue Bonnet DrSouthFork R u s h C re e k 4/27/2022 7631 COMMERCE STREET 1,000 0 1,000500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\Project maps\2021-06-07 Land Use Exhibit_commerce.mxd Date: 6/22/2021 Time: 8:34:19 AM User: LPSRemote !!! !!! !!!Future Study Area 2040 MUSA Future MUSA Expansion Area Municipal Boundary Streams Lake/Open Water Parcel Boundaries Wetlands FLU2040 Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Source:Revised National Wetland Inventory (MN DNR, 2009-2014)County Road 116Blue Bonnet DrSouthForkR ushCreek S o uthForkR ushCreek 4/27/2022 Existing Proposed County Road 116S c h u t t e R d Meister Rd SouthFork R u s h C re e k 20100 AND 20220 MEISTER ROAD 1,000 0 1,000500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\Project maps\2021-06-07 Land Use Exhibit_meister.mxd Date: 6/22/2021 Time: 8:24:05 AM User: LPSRemote !!! !!! !!!Future Study Area 2040 MUSA Future MUSA Expansion Area Municipal Boundary Streams Lake/Open Water Parcel Boundaries Wetlands FLU2040 Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Source:Revised National Wetland Inventory (MN DNR, 2009-2014)County Road 116Meister Rd South ForkRushCreek South For k R ushCre e k SouthFork Rush Cre e k Existing Proposed Appendix B Corcoran Southeast District Plan and Design Guidelines Adopted April 25, 2019 Updated July 22, 2021 | 3 Southeast District Overview | 5 Purpose Application Southeast District Vision Sites and Structures Southeast District Principles | 7 Landscaping and Screening Signage and Gateways Parks, Trails and Public Space Healthy Communities | 25 Town Center | 27 Overview Buildings - Placement, Massing and Height Screening and Loading Facades Streets Parking and Access Landscaping and Screening Community Center Table of Contents Downtown Core | 39 Overview Vision Site Development Buildings - Placement, Massing and Height Streetscape Parking Public Art Signage Plazas Implementation | 45 Southeast District Boundary Town Center Downtown Core Existing Downtown Floodplain Watercourse Maple/Basswood Disturbed Woodland Savanna/Pasture Wet Prairie Emergent Shrub Floodplain Forest NP / Neighborhood Park OSP / Nature Park ASA / Athletic Search Area Golf Course On Road Trail Off Road Trail Potential Water Tower Open Water Potential Natural Gas Pipeline Easement Trail City of Corcoran Proposed Trails Parks Utilities Wetland Communities Upland Plant Communities Important Features LEGEND District Boundaries * Southeast District Analysis Map. The 2040 Comprehensive Plan includes planned future infrastructure improvements in the district including rerouting County Road 10 to provide safer access points and improving County Road 10 intersections. The existing trail system will be supplemented by a network of on- and off-road trails. Natural assets including wetlands, creeks and uplands, woodlands and savannah provide a framework and inspiration for development aesthetics. A new water tower is planned within the district. The general location is shown on the map, but the final location will be determined as development occurs. Municipal sanitary sewer and water are also in place to serve the future Town Center. 01 Overview | 5 In 2015, the City of Corcoran, in partnership with Hennepin County, began work to update the existing design guidelines and master plan for the Southeast District. The Corcoran Southeast District Plan and Design Guidelines were modified to reflect the 2030 Future Land Use Plan and other changes needed to implement the City’s Vision. This update was developed to reflect the 2040 Comprehensive Plan, which no longer includes the realignment of County Roads 10 and 50, but does continue to show a partial realignment of County Road 10 onto Meister Road at a future date. The Southeast District is the historic heart of the City. The intersection of County Road 10 and County Road 116 is a historic crossroads and this area is home to the existing city hall, St. Thomas Catholic Church and the existing business park. The Southeast District is also beginning to see the residential development that has long been anticipated with the development of Lennar’s “Ravinia” neighborhood and M/I Homes “Bass Lake Crossing” and “Bass Lake Crossing South.” The Town Center (including the Downtown Core) within the Southeast District is a mixed-use district combining retail, office and service commercial with a mix of low, medium and higher density residential. The planned development is balanced by extensive open space and natural resources, including two golf courses (Rush Creek & Shamrock), Lions Park, Corcoran Community Park, the City Hall park and the Rush Creek corridor. Purpose The primary purpose of Corcoran Southeast District Plan and Design Guidelines is to set basic parameters, describe preferences and illustrate design intent. These guidelines serve as principles within which creative design can and should occur – there is no one solution, but many options that meet the basic requirements of this document. Application The format and content are specifically tailored for use as a supplement to the Zoning Ordinance. This master plan provides illustrative guidance for building locations and orientation. Any changes to this approved master plan must be reviewed and approved by the City Council as part of the development application. Southeast District Vision Create a complete transportation network that balances pedestrian, bicycle and vehicular use with mix of residential housing types, retail and an expanded employment base, while maintaining access to the natural resources that define Corcoran’s quality of life. Southeast District Overview Southeast District Objectives 1. The Southeast District has key transportation corridors within the City of Corcoran which provide vehicle, bicycle and pedestrian connections to adjacent communities. 2. The Southeast District is home to Corcoran Community Park. 3. The Southeast District includes a variety of businesses that provide retail and services that support the daily needs of residents. 4. The Southeast District includes a Town Center with retail, office, housing, public spaces, and employment opportunities. 5. The Southeast District provides life- cycle housing opportunities that are within walking and biking distance of Downtown. 6. The Southeast District provides a concentration of urban housing options, so that the majority of the City can remain rural. 6 | District Principles Southeast District Concept Plan. The Southeast District is the spatial framework for these design standards. The Town Center and Downtown Core are nested within the district each with additional guidance to create the neighborhoods and places envisioned by the community. Commercial Mixed Use High Density Residential Medium Density Residential Low Density Residential Public / Semi-Public Mixed Residential Parks / Open Space Agricultural Preserve Industrial Not to Scale Southeast District Boundary Town Center Downtown Core Land Use Classification Retail Residential Public Agriculture Industrial LEGEND District Boundaries District Principles | 7 02 Southeast District Principles Sites and Structures The Southeast District should continue to provide a mix of residential, commercial, office and industrial uses as described in the Comprehensive Plan and Zoning Ordinance. The Design Guidelines for the district shall be the same as those described in the Zoning Ordinance for the zoning district in which the development is located and these Design Standards will provide an additional layer of standards. New residential development should provide for the full range of life cycle housing, offering choices of housing types at low, medium and higher densities. Within the Southeast District, the combination of site and building design should provide a visual cue that this is a unique place. For single family, twin and townhome structures, architecture styles including: Agrarian Contemporary, Farmhouse, and Arts & Crafts - Prairie are encouraged, as is the use of regional building materials and native plants. Development in this district should be thoughtfully designed to reflect Corcoran’s rural character. 8 | District Principles Agrarian Contemporary Agrarian Contemporary style homes rely on simple forms with strong roof lines and inviting front porches. This style is a clean, crisp, more contemporary version of the Agrarian Rural style. Typical style elements include: • Form and Roof • Simple roof design, front to back gable or side to side • 5:12 to 12:12 roof pitches • Overhang eaves • Walls and Windows: • Horizontal or board and batten siding, stucco or a combination • Symmetrical placement and distinct fenestration rhythms • Square, circular or 2:1 proportioned vertical rectangular windows with grid patterns • Details • Porches with simple columns, trim and railings • Minimal door and window trim detailing • Dormers, cupolas, shutters, exposed rafter tails District Principles | 9 Farmhouse Farmhouse style is comfortable and practical. It is a hybrid of elements brought together by regional craftsmen and traditions of the early 20th century. Typical style elements include: • Form and Roof • Two story • Asymmetrical, angular design with tall proportions. • Gable roof • 8:12 or greater roof pitch • Overhang eaves • Wood or asphalt shingled roof • Walls and Windows: • Wood cladding with horizontal, diagonal or vertical layout • Tall rectangular windows with large panes • Details • Decorative braces and brackets • Plain trim boards and soffits • Corbels and gable trusses • Wrap porches • Geometric patterns • Embellished porch railings 10 | District Principles Arts & Crafts - Prairie Prairie Style is truly American, derived by Frank Lloyd Wright and Louis Sullivan. Typical style elements include: • Form and Roof • Low pitched roof with wide overhanging eaves • Massive square porch supports • Two stories with one story porches or wings • Gable roof edges flattened • 3-1/2:12 or greater roof pitch • Hipped roof • Walls and Windows: • Horizontal windows, sometimes wrapping around corners • Tall casement windows • Geometric patterns of small-pane windows • Details • Detail emphasizing horizontal lines • Contrasting wood trim • Horizontal patterns in wall materials • Window boxes • Ornamentation at the door or cornice line • Flattened pedestal urns District Principles | 11 Street Hierarchy One significant development consideration in this district is increasing the intensity of use without overloading the existing transportation network. Current plans will create safer, better managed traffic flow and correct several difficult intersections. County Road 116 will continue to be the central route through the Southeast District, but improvements are planned for where County Road 116 passes through the Town Center. As improvements are made to this road, emphasis should be placed on creating a pedestrian-friendly environment. Enhancements to traffic controls, pedestrian connections, lighting, gateway elements and landscaping at key intersections will serve that purpose. The County Road 116 corridor should be designed with green boulevards on both sides, with particular attention given to the east side of the road where a linear park with off-road trail is planned. Where County Road 116 passes through the Town Center, this road should shift to the east to allow for a center landscaped boulevard and other enhancements that will express a sense of Town Center identity. The intersections of County Road 116 and Larkin Road and County Road 116 and City Hall Drive (proposed new road just south of City Hall) mark the entry points into this area, and the start of the proposed boulevard. The design of these intersections should balance the needs of traffic and pedestrians. The City will continue to work with Hennepin County to ensure future improvements are consistent with City’s vision as well as the County policy related to Complete Streets. As part of this vision, the City will look for opportunities to provide grade-separated pedestrian crossings in addition to the at-grade crossings. The existing road network should be maintained as a continuous network, with new connections where needed. Cul-de-sacs are strongly discouraged in the Town Center. Cul-de-sacs should be avoided throughout the Southeast District in favor of connecting streets that will facilitate resilient multi-modal routes within the district. The Southeast District has six main types of streets which are described and illustrated on the following pages. Each serves a specific function toward the creation of a well connected and economically viable Southeast District. Street Connectivity. A connected network of streets provides system resiliency and greater capacity with the same lane miles. Top: Connected Network is preferred. Bottom: Sparse Hierarchy with cul-de-sacs is not desirable. X 12 | District Principles Street typology in this appendix does not take the place of the standards found in the Corcoran Comprehensive Plan and Subdivision Ordinance, but is intended to supplement that information with a more detailed description of the street design in this district. These standards will be applied for development in the Town Center, but the City may require developments in other areas of the Southeast District to follow the standards in the Engineering Design Standards. The developer shall be responsible for construction of all streetscape improvements along adjacent streets. These improvements include all hardscape, landscape and site amenities, such as trails, sidewalks, benches, bike racks, street trees and plantings. Frontage (space between the back of curb and the right-of-way line) can be divided into two zones: the throughway and pedestrian buffer. Throughway is foremost the accessible route for pedestrians. Once the needs for ADA accessibility are met, the remaining width is based on the needs of the frontage. An urban frontage with shopping and many pedestrians requires a wider throughway to allow for window shopping, couples walking side-by- side, strollers and the like. Pedestrian Buffer is the space between the throughway and the back of curb. It will also vary in width depending on the needs of the adjacent land uses. In active urban areas, the pedestrian buffer includes patio tables, pedestrian lighting, street trees, planters and all the amenities that support the streetscape character. In single family residential neighborhoods, the pedestrian buffer is generally tree lined with turf or plantings tended by residents. Frontage Prototype. The frontage is a subset of each street section. In high traffic areas, like Main Street, the frontage is wide, fully paved and programmed to support the wide range of retail, service and residential activities occurring on adjacent properties. throughway frontagestreet parking lane pedestrian buffer building type & setback varies by zoning district right-of-way right-of-way throughway frontagestreet pedestrian buffer building type & setback varies by zoning district In low density residential areas, the frontage is narrow and supports the needs of a quiet neighborhood. A sidewalk and turf boulevard with regularly spaced overstory and tall ornamental trees is sufficient. District Principles | 13 Type ROW Width County Road 120 feet Parkway Street 72 feet Main Street (Downtown Core)70 feet Connector Street 60 feet Local Street 50 feet Southeast District Street Types Map. Not To Scale County Road, Mid-Block (top), Corner/ Intersection (bottom). The County Road street type has a 120-foot wide standard right-of-way. County Engineering standards apply and through current traffic and future demand analysis, the roadway section may include turn lanes, two-lane or four lane sections and required clear zones for safety. On CR 116 within the Town Center, gateway intersections and planted medians reinforce the road’s role to support the Downtown Core. At gateway corners along CR 116, pedestrian amenities should reinforce the gateway character and include high visibility safety features including crosswalks with crossing countdowns lights, center refuge medians, wide pedestrian level pavements and enhanced lighting. On road bike lanes exist on CR 116 today and fit within the future section. Not all county roads are planned to include on-road bike lanes Enhanced Pedestrian Node. (Right) Major crossings of County Roads should have enhanced pedestrian nodes including extra wide concrete landings upon which to wait safely, detectable warnings, and clear crosswalk markings. This example connects a City sidewalk to a Three Rivers Park System trail and so is further enhanced with benches, litter receptacles, wayfinding, decorative fencing, and stone pedestals for future art installation. EAST WEST EAST WEST+/-135’ Linear Park 120’ Right of Way 120’ Right of Way 48’ Planting Strip 5’ Bike 5’ Bike 5’ Bike 5’ Bike11’ Drive Lane 12’ Drive Lane20’ Planting Strip 24’ Planting Strip10’ Multi-Use Trail Enhanced Pedestrian Node at Crossing Enhanced Pedestrian Node at Crossing12’ Drive Lane 12’ Drive Lane 32’ Planting Strip12’ Drive Lane 9’ Planting Strip10’ Multi-Use Trail 10’ Planting Strip +/-135’ Linear Park District Principles | 15 8-feet 16-feet wide parking lane 8-feet zero setback Parkway Street. This tree lined street has a 72-foot wide right-of-way and a center median with trees. The median may have turf or perennials and shrubs depending on the surrounding context. Parkways at the entrance to a neighborhood or district are logical places for upgrading the median plantings to perennials and shrubs with trees. In special cases, the median may be depressed and function as a stormwater amenity. In this case, upgraded plantings are advised. The City Engineer may reduce or eliminate on-street parking for this street type outside the Town Center depending on the surrounding context. 6’ Sidewalk 6’ Sidewalk 6’ Planting Strip 6’ Planting Strip 8’ Parking Lane 8’ Parking Lane 11’ Drive Lane 10’ Planting Strip 11’ Drive Lane Main Street is characterized by a 70-foot right-of-way width. Buildings should have a zero setback. The pedestrian realm is an urban streetscape with space for window shopping, furnishings, pedestrian level lighting, overstory trees and planters. 16’ Pedestrian Realm 16’ Pedestrian Realm8’ Parking Lane 8’ Parking Lane Parking Lane Zero Setback8 Ft 8 Ft 11’ Drive Lane 11’ Drive Lane Main Street Pedestrian Realm. The pedestrian realm on Main Street is 16- feet wide from back of curb to building face. Amenities supportive of the building uses are encouraged including: patio seating, benches, bicycle racks, litter receptacles, and planter pots with seasonal displays. Infrastructure like pedestrian level lighting, street trees in landscaped boulevards are also appropriate. 16 | District Principles Connector Street. The Connector Street has a 60-foot right-of-way and prioritizes movement across the community. Setbacks vary by district, but the frontage is consistently a sidewalk in the throughway and a turf boulevard with regularly spaced overstory and tall ornamental trees. Local Street. The Local Street has a 50-foot right-of-way with parking on one side and serves the movement needs of neighborhood residents. Setbacks vary by district, but the frontage is consistently a sidewalk in the throughway and a turf boulevard with regularly spaced overstory and tall ornamental trees. The drive lane near the curb is slightly wider to accommodate vehicular buffer space. 5’ Sidewalk 5’ Sidewalk 5’ Sidewalk 5’ Sidewalk 6’ 6’ 6’ 6’ 8’ Parking Lane 8’ Parking Lane 7’ Parking Lane 11’ Drive Lane 11’ Drive Lane 11’ Drive Lane 10’ Drive Lane District Principles | 17 This page left intentionally blank 18 | District Principles Landscaping and Screening Site design and landscaping should be designed to work with the existing topography of the area, preserving the rolling hills, Rush Creek natural resources corridor, woods and wetlands, and natural viewsheds and corridors. Landscape screens with berms, hedgerows, and a variety of deciduous and coniferous native trees and shrubs should be incorporated to minimize undesirable views from the public realm. Signage and Gateways Signage should be designed as an integral part of the building and site design and shall comply with the requirements of Chapter 84 of the City Code. The City will work with developers to: • Include gateway signage at key intersections along County Road 116 and the Town Center. • Incorporate landscaping, lighting and hardscape to anchor the gateway’s visual presence.Gateways. City Center Drive, Main Street and Larkin Road, primary and secondary entrances to the Town Center, should have gateway amenities. landscaping, monument signage and lighting. Main Street Parkway South Parkway North District Principles | 19 Stormwater Management Water features and drainage systems are essential components of development in the Southeast District. A mix of ponds, fountains and other water elements provide focal amenities and year round activities within the framework of an environmentally responsible, visually pleasing strategy to manage stormwater. A series of regional stormwater ponds is envisioned, but each site has a responsibility to utilize best management practices (BMP) to pretreat run-off, reduce erosion and encourage infiltration in compliance with City and Elm Creek Watershed Management Commission standards. Water and landscape should be utilized within multipurpose areas that accommodate both active and passive recreational use – the following examples illustrate only a few of many possibilities: 1. Pervious pavements, underground storage and other creative techniques should be used to BMP standards, particularly in the Town Center where more density is expected. 2. Green architecture, expressed through green roofs, gray water recycling and other techniques should be included to reduce the impact of new development on stormwater systems 3. Water feature design should include both formal elements (such as reflecting pools or fountains) and natural/informal forms (such as ponds or fountains) and should explore creative ways to integrate wet landscapes with active, urban spaces. Stormwater Management. Stormwater management infrastructure can take a variety of forms. Master planning regional stormwater is the most efficient use of land. Other options include a hard working below ground system that is topped by a parking lot, streetscape or even a planted swale. These examples of stormwater infrastructure are from various locations around the Twin Cities metro area (top left to bottom right) planted swale within a parking lot, infiltration system under a parking lot, structural cell streetscape system, infiltration trench within a county road median. 20 | District Principles Southeast District Parks Within the Town Center, the linear park along County Road 116, the Town Square, and two small neighborhood playgrounds serve residents and visitors. A. Linear Park B. Town Square C. Neighborhood Park D. Neighborhood Park E. Corcoran Community Park F. City Park near City Hall G. Wildflower Park Existing Parks Proposed Parks A C E G B F D District Principles | 21 Parks, Trails and Public Space The linear park (A) should continue north and south through the town center on the East side of County Road 116, with trail connections to new civic and community spaces and uses. Safe, convenient pedestrian crossings are a priority within the entire Southeast District. New public spaces, parks, and common greens or open space should be linked to other community parks and open space with trail connections to the existing and proposed City parks and trail system. The only active park currently in the Southeast District is Corcoran Community Park (E). The park will likely change over time as the former Rockford school property is developed and road connections in this area are modified, but this will continue to be an important park in the City system and priority should be given to ensuring strong bike and pedestrian connections to this park and other planned parks in the district. A second City park is being developed on the City Hall property (F) and could be expanded to take advantage of the woodland area on the east side of the City Hall property. A new Town Square (B) is planned in the Downtown Core. The Town Square will serve as a social center for the community, suitable for concerts and celebrations, but also as a place to enjoy the scenes of downtown. Picnic tables for lunch, benches for people watching, the Town Square will be a public space to support a bustling downtown. Two small neighborhood parks (C & D) are also planned in and near the Town Center, one each to the north and south of the Downtown Core. These parks will include walking trails and playgrounds. The neighborhood park on the north is nestled in an existing woodland, and will provide interesting walking trails, connecting to City Hall, ample shade, and an opportunity for an exercise circuit (Par Course) for the adjacent senior housing development. The southern neighborhood park is perched on a terrace above the wetland and offers great views across the landscape. A playground and trails through the wetland prairie will offer birdwatching and contemplation. All three parks will be developed when the adjacent property is platted. Another park is proposed in the Southeast District near Blue Bonnet Drive and in the Northwest corner of the Ravinia development. Wildflower Park (G) was recently developed in the Ravinia development. Par Course Station Woodland Playground Wetland Overlook 22 | District Principles Public green space, within close proximity to homes and businesses, is a vital part of a healthy community. A Town Square is meant to serve as a community gathering place for celebrations throughout the seasons. This example from Burnsville is a modern destination surrounded by civic, retail and residential uses. Temporary winter uses like a small ice rink could double the value of a bandshell or picnic pavilion when considered as a warming house in the cold season. Olympic Plaza in Whistler below creates an irregular shaped rink for casual and family use. District Principles | 23 This page left intentionally blank 24 | Healthy Communities Walkable Destinations Map. A five or ten minute walk, 1/4 or 1/2 mile radius, is one common way to consider walkability. Within the Southeast District, there are intended to be a high number of parks, retail uses and residential units within that walkable range. Existing Parks Proposed Parks Not To Scale Healthy Communities | 25 03 Healthy Communities While developing these guidelines, the City of Corcoran was mindful of how community design impacts the health of the people who live, work, play, learn and worship in the city. Communities around the country are increasingly aware of the impact that land-use and transportation have on people’s ability to be active and access healthy food. We also know that a lack of physical activity, combined with diet, is one of the leading factors behind the increase in chronic diseases, such as heart disease and type II diabetes. Sidewalks, trails, bike lanes and parks all provide opportunities for people to be physically active, both recreationally and by incorporating activity into their daily routines. Mixed-use and higher density developments also encourage people to be active by making it easier to bike and walk to destinations rather than driving. When developing the plan and design guidelines for the Southeast District (including the Town Center and the Downtown Core), we looked at the following considerations: • An integrated transportation network: Streets connecting residential areas to the Downtown Core are safe, appealing and accessible to people walking and biking, as well as people driving motor vehicles. A combination of off-road and on-street bike and pedestrian facilities are included to give people safe and convenient options for active transportation. • Accessible destinations and inviting design: Housing, retail and other destinations are located in or near the downtown to invite walking by creating pleasant and safe routes. • Green space: A new Town Square and neighborhood park create additional opportunities for physical activity and promotes social connectedness. 26 | Town Center Mixed Use Town Homes Apartments Single Family Town Center Town Center Concept Plan Legend Downtown Core Gateway Nodes 79th Place 79th Place 79th AvenueTown Center Park South Park North Park Main Street Ma i n S t r e e t 76th Avenue Floodplain Wetlands Larkin Road City Center DriveCity Center DriveCounty Road 116Cou n t y Ro ad 1 0 Oak LaneMulberry LaneLarch LaneMaple Hill RoadGood Sheperd Church City Hall Not To Scale Town Center | 27 04 Town Center Overview The Town Center is the walkable traditional neighborhood supporting the Downtown Core. The Town Center is bound by City Hall on the north, County Road 10 on the south, County Road 116 on the west and Maple Hill Road on the east. The Town Center is intended to support the Downtown Core through walkable blocks, a variety of housing types and densities, and a unified public realm aesthetic. The Downtown Core is a subset of the Town Center and shall have additional design guidelines. All development within the Southeast District will be based on an integrated transportation network that connects residential neighborhoods with the existing business park on the west side of County Road 116 and the Downtown Core on the east side of County Road 116. A combination of off-road and on-street bike and pedestrian facilities are included to give residents and visitors safe and convenient options for active transportation as an option to driving. Special emphasis will be placed on providing accessible destinations and inviting design. Housing, retail and other destinations are located in or near the Downtown Core to invite walking by creating pleasant and safe routes within the Town Center. A Town Square, City Hall Park and two small Neighborhood Parks create additional opportunities for physical activity and social connectedness. Uses within the Town Center include: mixed use, public/semi-public, and mixed residential. The Town Center shall be developed in compliance with the standards in the Zoning Ordinance and these guidelines. The entire Town Center is guided Mixed Use in the 2040 Comprehensive Plan. This land use category would allow development in this area by Planned Unit Development (PUD). This district provides a variety of anticipated uses and the City developed the Town Center master plan as their preferred vision for the area; however, the City is willing to evaluate other uses provided that the spirit and intent of the Town Center master plan is preserved. Concept Areas Town Center 200 acres Downtown Core 40 acres Use Size (estimated) Mixed Use 440,000 sq. ft. Single Family Residential 150 units Townhomes 170 units Apartment/Condo 500 units Town Square Park 7 acres South Neighborhood Park 1.1 acres North Neighborhood Park 3.0 acres Linear Park 9.0 acres Town Center Development Potential: The concept developed for the new Town Center includes the following development potential: 28 | Town Center Buildings - Placement, Massing and Height The area and setback requirements shall be as noted in the Zoning Ordinance for the district in which the property is located, except that additional standards shall be required for the Downtown Core as noted elsewhere in this document. Placement of non-residential and multi-family residential structures should support a higher level of consideration as described in this section. Street Edge Requirement. A consistent street edge must be maintained at the right-of-way line along all street frontages. Street edge elements may consist of the primary building, low masonry walls, fences, landscaping or a combination of all of these elements. Zero Lot Line Buildings are encouraged within the Town Center and particularly in the Downtown Core. Building Frontage. At least 60% of the primary street linear frontage of each lot shall be occupied by a building at the required build-to line. Other portions of a building beyond the 60% may be set back farther than required by the build-to line. In addition, on corner lots, a minimum of the first 50 feet of the lot frontage on either side of a street intersection must be occupied by buildings set at the build to line. Parking or other space open to the sky is not allowed within this first 50 feet. The build-to line may be met either with an enclosed building or an arcade constructed with a permanent roof of the same materials as the remainder of the building. Height. Multi-story buildings (greater than two stories) built to the maximum heights permitted by zoning are encouraged. Stepping portions of upper stories back from the line of the front façade to provide areas for outdoor terraces and rooftop patios is encouraged. New single story commercial building types with flat roofs shall have a minimum cornice height of 20 feet to better define the street. Diagram of building frontage requirements for primary street and corner lot frontage. Reinforcement of the street edge with low walls and landscaping. Town Center | 29 Screening and Loading Ground Mounted Mechanical Equipment shall be fully screened and properly maintained with material similar to or compatible with material used on the main structure. Screened mechanical equipment shall not be located in the front side yard, but may be located at the side or rear yard. Trash and Recycling Storage areas shall be designed internal to the principal building and shall not be allowed in an external fenced structure. Trash and recycling storage area doors shall not be located on the primary front elevation of building, but may be located in the side or rear yard. Loading Areas and Docks shall be limited to the rear of the principal building and shall not be visible from the street. These areas shall be screened from adjacent residential areas by fencing, walls, or landscaping. Screening shall block views from public right-of-way or adjacent uses and shall be equally effective in winter and summer. Architectural screening and plantings minimize the visual impact of necessary but unappealing portions of this apartment building. 30 | Town Center Facades Facades for non-residential and multi-family residential structures should support a higher level of design as described in this section. Architectural Style shall not be restricted. However, Architectural Styles as described in Section Two are encouraged. Evaluation of a project shall be based on the quality of its design and on its relationship to its surroundings, guided by the provisions in these guidelines and the Zoning Ordinance. The architectural appearance, including building character, permanence, massing, composition, and scale of all principal buildings shall comply with the Master Plan. Franchise architecture (building design that is trademarked or identified with a particular chain or corporation and is generic in nature) is prohibited unless it employs a traditional storefront commercial style. Franchises or national chains shall follow these guidelines to create context-sensitive buildings that are sustainable in that they can be reused by other types of business. A - Entrances. The main entrance shall face the primary street with secondary entrances to the side or rear. In the case of a corner building or a building abutting more than one street, the City will determine which street should be considered primary. B - Appearance. All sides of buildings shall have an equal appearance in terms of materials and general design. C - Windows. At least 40% of the wall surface at the street side of the first story, non-residential, shall consist of clear windows and doors that allow a view into the working areas, lobbies or display areas. D - Roofs. Building facades that exceed 100 feet in length measured along the street frontage shall have variations in roofline or rooftop parapet. Rooftop equipment shall be concealed behind parapets or screened from the view of pedestrians. E - Elements. All buildings shall include the following elements: • Accent materials shall be wrapped around all walls; • Complementary major material colors. F - Articulation. Any exterior building wall adjacent to or visible from a public street, public open space, or abutting property may not exceed 40 feet in length without visual relief consisting of one or more of the following: • The facade shall be divided architecturally by means of significantly different materials or textures, or • Horizontal offsets of at least four feet in depth, or • Vertical offsets in the roofline of at least four feet, or • Fenestration at the first floor level which is recessed horizontally at least one foot into the facade. A/CCF D/F B/EA D/F Town Center | 31 G - Materials. Exterior building materials shall be classified either primary, secondary, or accent materials. Primary materials shall cover at least 60% of the facade of a building. Secondary materials may cover no more than 30% of the facade. Accent materials may include door and window frames, lintels, cornices, and other minor elements, and may cover no more than 10% of the facade. Allowable materials are as follows: • Primary exterior building materials may be brick, stone (natural or cultured) EIFS, stucco, architectural precast concrete or glass. Bronze tinted or mirror glass are prohibited as exterior materials. • Secondary exterior building materials may be any of the primary building materials above or decorative block, integrally colored stucco, or fiber cement siding (color impregnated or painted) in vertical panel design only with hidden seams. • Accent materials may be wood, metal or fiber cement when used in trim, fascia or soffit if appropriately integrated into the overall building design and not situated in areas which will be subject to physical or environmental damage. • All primary and secondary materials shall be integrally colored, except where otherwise stated. • Decorative block shall be colored only by means of a pigment integral to the block material, not applied to the surface. • Sheet metal, corrugated metal, iron, shakes, plain flat concrete block are not acceptable as exterior wall materials. 32 | Town Center Streets Walkability is a priority in the Town Center. All streets and crossings should be safe and accessible for pedestrians with enhancements to support low speed vehicular travel, on street parking, and adequate right-of-way for healthy tree canopy. Design components should include paving or striping of crosswalks, curb extensions, pedestrian level and roadway level lighting, tree lined boulevards. Bike lanes can be strategically incorporated on major east/west connectors via the, Bikeway Street type, to provide thoughtful bicycle routes between the County Road 116 linear park into the Town Center district neighborhoods and beyond. Sidewalks are required along all streets within the Town Center. The location and alignment of new sidewalks shall connect directly with adjacent existing networks. The width of the sidewalk shall be consistent with City policy and the design guidelines. Where the sidewalk along the public street is interrupted by a curb cut, the walkway across the driveway shall be delineated by elevated pavement or by use of contrasting pavement materials that meet ADA accessibility standards. Parking. On-street parking shall be incorporated with the street design within the Town Center. Parking zones shall be defined either by curbing or with a change in paving materials. Curb Cuts. The number and width of curb cuts shall be limited in conformance with City policy. Sites with multiple buildings shall have unified/joint access. Utility Installation. New utilities shall be placed underground. Compatible lines (e.g., electric, phone, cable) shall be placed in a common trench. Town Center | 33 Southeast District Street Types Type ROW Width County Road 120 feet Parkway Street 72 feet Main Street (Downtown Core)70 feet Connector Street 60 feet Local Street 50 feet 79th Place 79th Place 79th Avenue Main Street 76th Avenue Larkin Road City Center DriveCity Center DriveCounty Road 116Co u n t y R o a d 1 0 Main StreetOak LaneMulberry LaneLarch LaneMaple Hill RoadGood Sheperd Church City Hall 34 | Town Center Parking and Access No parking spaces shall be located on corner lots at the point of street intersections. In the Downtown Core, parking is desired to be located behind the buildings. Reductions. Per Section 1060.060 of the Zoning Ordinance parking may be reduced by: • Up to 20% of required off-street parking spaces in the case of shared parking between abutting uses or use of public parking. • One parking space for each on-street parking space provided at the lot frontage on a public street adjacent to the lot. Pedestrian Circulation. Clearly defined, safe pedestrian access shall be provided from parking areas, adjacent public rights-of-way, and public and private open space to building entrances. Pedestrian walkways traversing parking lots with more than 60 parking spaces shall meet the following guidelines: • Walkways adjacent to parking spaces shall be at least five feet wide and shall be separated from vehicles by curbing or landscaping. • Walkways that cross parking lot drive aisles shall be delineated by stripes, contrasting pavement materials, elevated pavement, or a combination of these measures. Bicycle Parking. Non-residential developments shall strive to provide bicycle parking spaces in a convenient, visible, preferably sheltered location. Town Center | 35 Landscaping and Screening Parking bays shall have landscape islands at each end, and bays in excess of 15 spaces in length shall be divided by intermediate islands. Landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. A landscape buffer of a minimum five feet in width shall be provided between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas All land area not occupied by buildings, parking, driveways, sidewalks or other hard surfaces shall be sodded or mulched and landscaped with approved ground cover, flowers, shrubbery and trees. Landscaping shall include a full complement of overstory, ornamental and evergreen trees, shrubbery and ground covers which are hardy and appropriate for the locations in which they are planted and provide year-long color and interest. Suggested Trees for the Town Center Valley Forge Elm, Ulmus americana ‘Valley Forge’ Bitternut Hickory, Carya cordiformis Sienna Glen Maple, Acer x freemanii ‘Sienna’ Boulevard Linden, Tilia americana ‘Boulevard’ Ohio Buckeye, Aesculus glabra Ginkgo (male), Gingko biloba Bicolor Oak, Quercus bicolor Northern Red Oak, Quercus rubra Princeton Elm, Ulmus americana ‘Princeton’ Accolade Elm, Ulmus x ‘Accolade’ River Birch (single stem), Betula nigra Korean Mountain Ash, Sorbus alnifolia Crabapple species (persistent fruit) Japanese Tree Lilac, Syringa reticulate 36 | Town Center Community Center The Town Center is intended to be a community gathering space. As such, the City may wish to allow space within the Town Center for a community center that could include recreational space, meeting space and similar uses. This would likely be a public/private partnership if it were to develop. This exhibit is intended to identify the two preferred locations for this type of facility and provide a concept for the size of facility that could be accommodated on either site. This is intended to serve an alternative to the land use concepts envisioned in the Town Center plan. Community Center Option A Community Center Option B Town Center | 37 Community Center Option A Site Area (Acres)14.1 Building Footprint (SF)80,500 Community Center Option B Site Area (Acres)23.0 Building Footprint (SF)1,001,408 Community Center Option B Community Center Option A 38 | Downtown Core Downtown Core Map: The Downtown Core is focused along Main Street and around a Town Square. Commercial mixed-use (which may include first floor commercial with residential above) is intended for a majority of the Downtown Core with medium and high-density residential uses supporting at the periphery. 79th Place M a i n S t r e e tMain StreetCity Center DriveC i t y C e n t e r D r i v e County Road 116County Road 10 Downtown Core | 39 05 Downtown Core Overview The Downtown Core is the commercial and civic heart of Corcoran. It is bound by 79th Avenue on the north, County Road 10 on the south, County Road 116 on the west and City Center Drive on the east. This district is the six block Main Street area as shown on the Downtown Core master plan. It is intended to offer residents and visitors a central community place to serve their daily commercial and personal service needs, and to gather with their neighbors for civic celebrations and social events. Through these guidelines, the Downtown Core will focus public and private investments in a smaller geographic area to support a critical mass of high quality development and public realm amenities. Design requirements in this section are in addition to criteria set in the Downtown Mixed Use Zoning District and in these Guidelines. Where conflicts arise, this section shall prevail. Vision Downtown Corcoran is a walkable, identifiable place that reflects the unique character of the community. A mix of restaurants, shops, and services will make it possible to meet daily needs all within a walkable area of the city. This pedestrian scale, with a cohesive building and landscape appearance, will identify this area as uniquely Corcoran. Downtown Core Objectives: 1. Downtown Core maintains the unique heritage and history of Corcoran. 2. Downtown Core is where the community gathers. 3. Downtown Core provides safe, convenient access for pedestrians, bicycles and vehicles. 4. Downtown Core provides the daily retail and service needs for the community. 5. Downtown Core is a mix of businesses, public spaces and residential neighborhoods that are connected by complementary design elements and streetscapes. 6. Downtown Core is a destination for the region. Site Development Destination retail, restaurant and entertainment uses, particularly mixed with other synergistic uses, are encouraged. Development should be appropriate for a traditional downtown area, with mixed-use buildings combining retail, commercial, and multi-family residential uses. Buildings - Placement, Massing and Height The area and setback requirements shall be as noted in the Zoning Ordinance for the district in which the property is located, except that additional standards shall be required for the Downtown Core as noted elsewhere in this document. Height. Buildings are required to be a minimum of two stories in the Downtown Core. Stepping portions of upper stories back from the line of the front façade to provide areas for outdoor terraces and rooftop patios is encouraged. 40 | Downtown Core Streetscape Trees and plantings Overstory trees should be placed with regularity along street frontages in order to create dapple shade within 10-15 years. Space and placement of trees, lighting and signage should be thoughtfully considered to create a unified whole supportive of Downtown Core goals. Furnishings Main Street is designed as a traditional downtown main street, lined with street trees and planters, pedestrian level lighting, and furnishings including benches and trash receptacles. These elements shall also occur within the Town Center, to a lesser extent. Outdoor Dining Pavement widths are wider in the Downtown Core than in other areas of the City in order to support the widest variety of streetscape amenities. Outdoor dining shall be permitted through the Downtown Core and shall be placed in the pedestrian buffer area of the sidewalk section. Awnings Where awnings are used, canvas, fabric or vinyl awnings are preferable. If glass or metal awnings are employed, they shall closely complement the building’s architectural character and aesthetic. The bottom of a window awning shall be set at least seven feet above the public sidewalk. Back lighted vinyl awnings and canopy signs shall not be used. Suggested Trees for the Downtown Core Princeton Elm, Ulmus americana ‘Princeton’ Accolade Elm, Ulmus x ‘Accolade’ Skyline Honeylocust, Gleditsia triacanthos var. inermis ‘Skyline’ Valley Forge Elm, Ulmus americana ‘Valley Forge’ Boulevard Linden, Tilia americana ‘Boulevard’ Ohio Buckeye, Aesculus glabra Ginkgo (male), Ginkgo biloba Kentucky Coffeetree (male), Gymnocladus dioicus Japanese Tree Lilac, Syringa reticulate Thornless Cockspur Hawthorne, Crataegus crus-galli var. inermis Downtown Core | 41 Sidewalks and Boulevards County Road 116 and Main Street in the Downtown Core warrants a unique design treatment. This intersection will be developed as the entry into the Downtown Core with appropriate identity elements. The County Road 116 linear park will offer trails through a landscaped open space, which extends into the Downtown Core and greater Town Center. The City will continue to work with Hennepin County to ensure that the ultimate design of County Road 116 respects the City’s intention to develop a district that is safe and accessible for all modes of transportation, including walking and biking. Parking 1. No parking spaces shall be located on corner lots at the point of street intersections. 2. No parking spaces shall be located between the immediate front of the principal structure and the abutting front lot line. throughway frontagestreet parking lane pedestrian buffer building type & setback varies by zoning district right-of-way 42 | Downtown Core Public Art Public art is encouraged in the Downtown Core. Durable, safe, artful enhancements to furnishings, paving, signage and building facades are also encouraged. All locations and works of art, regardless of ownership, placed within the public rights of- way or public areas shall be approved by the City Council prior to installation. Downtown Core | 43 Signage Signage shall comply with Chapter 84 of the City Code. However, in the Downtown Core the City is open to considering more creative signage to reflect the energetic commercial/ entertainment uses that may be developed in the subdistrict. Decorative neon, moving or other decorative sign types are desirable when displayed within interior storefront windows. 44 | Downtown Core Plazas All properties with principal buildings in excess of 30,000 square feet shall be required to have a public plaza space. The public plaza space shall include benches, bike racks trash receptacles, lighting fixtures and other amenities to create a welcoming space for tenants of the building and members of the public. These plaza spaces should be visible from the public street. Implementation | 45 06 Implementation Introduction The design guidelines provide distinct strategies for guiding form and appearance. This vision will take several years to implement. Successful implementation will require consistent application of the Design Guidelines by City staff and City Council. Zoning enforcement and design guidelines will not succeed without the cooperation and commitment of landowners, development interests and the rest of the community. Changes to the Comprehensive Plan and Zoning Map The Corcoran Southeast District Plan and Design Guidelines are consistent with the 2040 Comprehensive Plan. The proposed changes to the Zoning Ordinance and Zoning Map will be undertaken as a separate action following adoption of these guidelines. Design Review The design guidelines will be administered by staff as part of the development review process. Staff will incorporate design review to ensure compliance with the design guidelines as a standard step in the development review process. 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 June 17, 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.Request from Westside Tire for a Zoning Ordinance text amendment (city file 21-015). 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. The application was reviewed at a public hearing at the June 3rd Planning Commission and action is expected at the June 24th City Council meeting. 2.Request for Rezoning, Site Plan, Conditional Use Permit and Variance for Garages Too, LLC at 224010 Highway 55 (PID 32-119-23-44-0001) (city file 21-016). The applicant has requested approval to allow a mini storage/self-storage facility on the property. The City Council reviewed a concept plan earlier this year and indicated support. The application is currently incomplete and will be scheduled for a Public Hearing at the Planning Commission and Council action after it is deemed complete. 3.Request for Rezoning, Preliminary PUD Development Plan and Preliminary Plat for “Amberley” and “Bellwether” from Pulte Homes (PID 01-119-23-34-002 and 01-119-23-43-0002) (City file 21- 017). Pulte has submitted a request for approval to allow 192 new homes. The Council reviewed a concept plan earlier this year and indicated support. Staff is working with the applicant to resolve infrastructure questions. This item was reviewed at the Parks and Trails Commission meeting on May 20th and is scheduled for a public hearing at the July 1st Planning Commission and City Council review on July 22nd. 4.Conditional Use Permit for Accessory Building Sidewall Height at 6805 Rolling Hills Road (PID 32-119-23-11-0002) (city file 21-018). The applicant is requesting approval to exceed the sidewall height on a new accessory building in the rear yard. This item was reviewed at a public hearing at the June 3rd Planning Commission meeting where questions were raised about the section of the Zoning Ordinance regarding accessory buildings. This item has been placed on hold while the City considers a Zoning Ordinance text amendment and Council action is tentatively scheduled for August 26th. 5.City Initiated Ordinance Amendments (city file 21-020). Staff is recommending four changes to the land use map for consistency with the adopted plan and minor edits to Appendix B of the Zoning Ordinance. This item has been scheduled for a public hearing at the July 1st Planning Commission and Council action on July 22nd. If approved, the land use map edits will be send to the Metropolitan Council for review. 6.Franzen Estates Final Plat at 23020 Strehler Road (PID 17-119-23-32-0003) (city file 21-021). Greg and Deb Franzen have submitted a final plat application for the three lot subdivision. The Agenda Item 7.a. MEMORANDUM 2 preliminary plat was approved earlier this year. The application is currently incomplete. When deemed complete staff will schedule for the next City Council meeting. 7. Request for Vacation of Cain Road (city file 21-022). Michael Galbraith has requested vacation of the unimproved portion of Cain Road adjacent to his property at 20700 70th Avenue. The application is scheduled for City Council review at the June 24th meeting. 8. PUD Amendment for Tavera (city file 21-023). U.S. Home Corporation dba Lennar has requested approval of a PUD amendment to modify the PUD approvals to allow larger temporary real estate signs than allowed by City Code, add two additional lots to the approved preliminary plat and to modify the PUD approvals to allow garage forward home design even for the homes that exceed the percentage of garage on the front elevations. The application has been scheduled for consideration at the July 22nd City Council meeting. 9. Preliminary Plat and Variance for Gordon’s County Estates at 19701 and 19717 Jackie Lane (PID 01-119-23-22-0021 and 01-119-23-22-0024) (City file 21-025). The applicant has submitted a request to adjust the common lot line between two parcels in the Urban Reserve zoning district. The item is scheduled for a public hearing at the July 1st Planning Commission and Council action on July 22nd. 10. Sign Ordinance Amendment (city file 21-027). The City Council directed staff to prepare an update to the sign ordinance regarding campaign signs. The ordinance is scheduled for consideration at the August 26th City Council meeting. 11. Rezoning, Preliminary Plat and Preliminary PUD Plan for Cook Lake Highlands (PID 25-119-23- 14-0003) (city file no. 21-028). 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 is a new application similar to the one denied in April. The applicant has since met with neighbors and received Council approval to submit a new application. This new application will be reviewed at a Public Hearing at the Planning Commission on July 1st, at the July 15th Parks and Trails Commission and at the July 22nd City Council meeting. 12. Zoning Ordinance Amendment (city file no. 21-029). Staff is requesting that the City Council consider a text amendment to Section 1030.020 of the Zoning Ordinance regarding accessory structures. The ordinance was amended in 2011 to allow landowners to apply for a conditional use permit to exceed the sidewall height for all properties regardless of parcel size. As part of the review of a recent application by Dave Dornsbach, the City Attorney was asked to review the ordinance and recommends changes before acting on the landowner request. This item is scheduled for Council consideration at the June 24th meeting and staff is requesting that the item be scheduled for a public hearing at the August 5th Planning Commission and for action at the August 26th City Council meeting. 13. Preliminary Plat for “Bechtold Farm” at 10165 Bechtold Road (PID 05-119-23-44-0001 and 0811923110007) (city file no. 21-030). Skies Limit LLC has requested approval of a preliminary plat to create 12 lots on 115.61 acres. Staff is reviewing the application for completeness. If the application is complete, it will be scheduled for Parks and Trails Commission review on July 15th, a public hearing at the August 5th Planning Commission and action at the August 26th City Council meeting. 14. Request for an Allowed Home Occupation for Bye-Bye Stumps at 6416 Hunter Lane (PID 36- 119-23-31-0021) (city file no. 21-031). Chris Mehrkens has requested approval of an allowed home occupation for his stump grinding businesses. Staff is reviewing for completeness. This item may be administratively approved.. MEMORANDUM 3 The following projects were recently acted upon and will be closed out: 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 revised plan was reviewed at the Planning Commission on April 1st, Parks and Trail Commission on April 15th and the City Council voted unanimously to deny the request on April 22nd. The applicant appealed to the Council and asked to be allowed to submit a revised application for consideration. The Council approved that request and a new application was submitted. 2. 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 was approved by the City Council on May 27th. 3. 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 was reviewed at a public hearing at the Planning Commission on May 6th and approved by the City Council on May 27th. 4. 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 was reviewed at a public hearing at the May 6th Planning Commission meeting and approved by the City Council on May 27th. 5. Agriculture Preserve Designation (PID 19-119-23-41-0002, 29-119-23-12-0006 and 30-119-23-11- 0001) (city file 21-019). Patnodes have requested enrollment or re-enrollment in the Metropolitan Agricultural Preserve Program for three parcels. This item was approved by the City Council on May 27th. 6. Development Rights Appeal (PID 09-119-23-44-0017) (City file 21-024). Brandon Magnan has submitted a development rights appeal to request that the Council grant a development right for an outlot that was created without development rights. The requested was reviewed at the June 10th City Council meeting and denied. 7. Certificate of Compliance for rooftop solar at 22624 County Road 10 (PID 08-119-23-43-0004) (city file 21-026). This item was administratively approved. Agenda Item: 7.b. Page 1 of 2 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: July 1, 2021 Planning Commission Brad Martens, City Administrator City Council Report The Planning Commission last met on June 3, 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. June 10, 2021 Joint Council and Planning Commission Work Session • Discussed residential zoning standards. Staff was directed to draft updates based on the discussion and hold discussions with developers as well as property owners June 10, 2021 Council Meeting • Hennepin County Sheriff Hutchinson o Sheriff Hutchinson provided an update to Council and thanked the Corcoran Police Department for their coordination • 2020 Audit – Andy Berg, Abdo Eick & Meyers o Council accepted the audit and thanked staff for their efforts • Resolution 2021-56 Accepting NW Area Jaycees Donation o Accepted the donations; thanked the Jaycees for their support • Building Rights Appeal for Outlot A of Outcalt 2nd Addition o Denied the appeal as recommended • Interim Ordinance Establishing a Development Moratorium o Approved the interim ordinance to pause on any development reviews in northeast Corcoran until sufficient planning takes place, up to one year • Finance Software Request for Proposal Review o Approved the implementation of software from BS&A and Kronos Page 2 of 2 • Water Supply Workplan – Supplemental Information o Authorized staff to proceed with the finance plan for the potential system investment • Public Hearing – 2021 Dust Control Program o Held the public hearing; • Improvement Hearing – Corcoran Trail East/West Improvements Project o Held the public hearing; approved the resolution ordering the improvement as well as plans and specifications • Mandatory Connection Extension Requests o Extended the required connection until June 2023 • Liquor License Renewal Fees o Authorized the one-time fee discount • Code Enforcement Discussion o Directed staff to pause on proactive code enforcement while specific parts of the code are reviewed; complaint based enforcement will continue • Finance Manager Job Offer o Authorized the Mayor and City Administrator to extend a job offer for the position of finance manager; tentative start date is July 6th June 24, 2021 Council Meeting This report was completed prior the meeting taking place. The following are some of the items on the agenda for that meeting: • Amendment to Interim Ordinance 2021-415 • Zoning Ordinance Amendment – Westside Tire • Cain Road Vacation Commencement Request • Consider Amendment to Section 1030.020 of the Zoning Ordinance • Conditional Uses in Zoning Districts • Draft City Center Drive and 79th Place Feasibility Study • Stieg Road Transportation Improvements Attachments: None