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2021-11-22 Council Agenda Packet
Corcoran City Council Agenda November 22, 2021 - 7:00pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Commission Representatives* 5.Open Forum – Public Comment Opportunity 6.Presentations/Recognitions a.Resolution Honoring Meredith Wu* 7.Consent Agenda a.Draft Minutes of November 10, 2021 Council Meeting* b.Financial Claims* c.Nonconformities Section 1030.010 Zoning Ordinance Amendment* d.Clarification of Benefits – Non-union Police Officers* e.Interim Administrator Appointment* f.CSAH 101 & Future 105th Ave Turn Lane Improvements – Pay Request 1* g.Corcoran Trail Street Improvements – Pay Request 1* h.Preliminary Plat and Variance Application for Skies Limit LLC “Bechtold Farm” at 10165 Bechtold Road* 8.Planning Business – Public Comment Opportunity a.Site Plan, Conditional Use Permit, and Preliminary Plat for Saint Therese Communities at 8200 County Road 116* b.Concept Plan for Corcoran Highway 55 Business Park* c.Concept Plan for Pulte Hackamore Properties* d.Concept Plan for 23185 County Road 10* 9.Unfinished Business – Public Comment Opportunity a.Draft 2022 General Fund Budget* b.Draft 2022 Water and Sewer Budgets* 10.New Business – Public Comment Opportunity a.Resolution Creating and Amending Job Descriptions * b.Training Opportunity – FBI National Academy* c.2022 Police Staffing* d.Schedule Work Session – Water Supply Planning* 11.Staff Reports a.City Park Master Plan Update* b.Active Corcoran Planning Applications* 12.2021 City Council Schedule* 13.Adjournment *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Council meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 312 626 6799 US Enter Meeting ID: 820 6716 5900 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: https://us02web.zoom.us/j/82067165900 visit http://www.zoom.us and enter Meeting ID: 820 6716 5900 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. In-person comments will be received first, with the hybrid electronic means option following. For more information on options to provide public comment visit: www.corcoranmn.gov The City of Corcoran will provide high-quality public services in a cost-effective, responsible, and professional manner in order to create a preferred environment to live, work, play, and conduct business. The City of Corcoran will become a vibrant, connected community while preserving its natural character and agricultural roots. The following values are fundamental to the City of Corcoran ’s success and the fulfillment of our mission: Honesty, Ethics, Integrity We believe that honesty, ethics, and integrity are the foundation blocks of public trust and confidence. Community Pride and Partnership We believe in creating a strong sense of community through partnerships with civic organizations, school districts, and local businesses. Efficient and Effective Service Delivery We believe providing services to residents and businesses in an efficient and effective manner makes government easier to work with and creates a business friendly environment. Community Safety We will protect the community by maintaining or improving safety through police and fire protection and by investing and maintaining the infrastructure of the City. Fiscal Responsibility We believe that the prudent stewardship and opportunistic investment of public funds is essential for confidence in government and to position the City for future success. Transparency We believe that open, honest, and proactive communication is essential for an informed and involved citizenry. Processes and decision making should include opportunities to educate citizens and receive feedback. Responsible Decision Making We believe it is the responsibility of the City to address difficult issues now in order to avoid larger more difficult issues in the future. VISION VALUES CORE STRATEGIES MISSION • Enhance Corcoran’s sense of place and identity. • Provide diverse community amenities and recreational opportunities. • Maintain excellence in safety and security for our community. • Ensure high-quality, market-driven growth. • Provide high-quality, innovative municipal services. A DOPTED M ARCH 11, 2021 STAFF REPORT Agenda Item 4. Counc il Meeting: November 22, 2021 Prepared By : Brad Martens Topic : Commission Representatives Action Required: None – Informational Su mm ar y : The advisory commission representatives for the November 22nd Council meeting are as follows: •Planning Commission: Mark Lanterman •Parks and Trails Commission: Judy Strehler Financial/Budget: N/A Co un c i l A c t i on : N/A Attachments: N/A City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-126 Page 1 of 1 Motion By: Seconded By: A RESOLUTION HONORING PLANNING COMMISSIONER MEREDITH WU WHEREAS, the City of Corcoran reluctantly accepted a resignation notice from Meredith Wu, from the Planning Commission at its November 10, 2021 meeting; and WHEREAS, Meredith Wu has shown incredible dedication to the Corcoran community by serving on the Planning Commission since 2011; and WHEREAS, during that time, Meredith Wu provided thoughtful and thorough reviews of dozens of land use applications, assisted in establishing and updating design guidelines for the City, participated in various sub-committees, and contributed in two updates to the Comprehensive Plan; and WHEREAS, the City of Corcoran recognizes the time, energy, dedication, and leadership provided by Meredith Wu, during her decade of involvement in the Planning Commission; and WHEREAS, the City of Corcoran hopes Meredith Wu will continue her involvement in the City in the future, beyond her service on the Planning Commission. NOW, THEREFORE BE IT RESOLVED, by the City of Corcoran, that the City Council hereby honors Meredith Wu for her distinguished service to the City of Corcoran and residents of the City. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of November, 2021. ________________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Jessica Beise – Administrative Services Director Agenda Item: 6a. 1 CITY OF CORCORAN City Council Meeting Minutes November 10, 2021 - 7:00 pm The Corcoran City Council met on November 10, 2021, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Bottema, Councilor Nichols, Councilor Schultz, and Councilor Vehrenkamp were present. Administrative Services Director Beise, Deputy Clerk Friedrich, City Engineer Torve, Director of Public Safety Gottschalk, and Lieutenant Burns were present. City Planner Lindahl, Planner Davis and Public Works Director Mattson were present via electronic means. 1.Call to Order/Roll Call Mayor McKee called the meeting to order at 7:00 pm. 2.Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3.Agenda Approval MOTION: made by Bottema, seconded by Nichols to approve the agenda as presented. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) 4.Commission Representatives Mayor McKee noted Planning Commissioner Jacobs and Parks and Trails Commissioner Meister were present via electronic means. 5.Open Forum (Public Comment Opportunity) Mayor McKee invited residents to communicate in-person or telephonically during the public comment opportunity. Administrative Services Director Beise explained the instructions to participate in the meeting via the Zoom video format and reviewed instructions for participation in the meeting through telephone or computer. No residents participated in the public comment opportunity. 6.Presentations/Recognitions No presentations or recognitions were heard. 7.Consent Agenda a.Draft Minutes of October 28, 2021 Council Work Session Meeting b.Draft Minutes of October 28, 2021 Council Meeting c.Financial Claims d.2022 Capital Improvement Plan – Grader Rebuild e.Ordinance Update – Park Rules f.Records Scanning Project MOTION: made by Schultz, seconded by Bottema to approve consent agenda items 7a-f., as presented. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) 8.Assessment Hearing Continuation a.Certifying Delinquent Fees to Hennepin County Administrative Services Director Beise reviewed the process for certifying delinquent recycling and Agenda Item: 7a.DRAFT 2 dust control fees to Hennepin County. Administrative Services Director Beise noted fee due dates, and added assessments of $2,500 remaining balance for recycling, and $3,500 remaining balance for dust control. Mayor McKee open the Public Hearing. Administrative Services Director Beise explained the instructions to participate in the meeting via the Zoom video format and reviewed instructions for participation in the meeting through telephone or computer. No residents participated in the public hearing. MOTION: by McKee, seconded by Vehrenkamp to close the Public Hearing. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) MOTION: by Bottema, seconded by Nichols to approve Resolution 2021-124 Certifying the 2021 Delinquent Dust Control Fees to Hennepin County Auditor for Collection in 2022; and to approve Resolution 2021-125 Certifying the 2021 Delinquent Recycling Fees to the Hennepin County Auditor for Collection in 2022. Council and staff discussed current delinquent balances were consistent with prior years’ delinquent balances. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) 9. Planning Business (Public Comment Opportunity) Mayor McKee noted residents are invited to participate in person and telephonically for public comment opportunity for items 9a-d. Administrative Services Director Beise explained the instructions to participate in the meeting via the Zoom video format and reviewed instructions for participation in the meeting through telephone or computer. No residents participated in the public comment opportunity. a. Rezoning, Site Plan, Conditional Use Permit, Variance, and Preliminary Plat for Garages Too City Planner Lindahl reviewed the application history to date with the existing parcels, noted the property has been guided light industrial for approximately 20 years. City Planner Lindahl noted when sewer and water is available the property is rezoned to the zoning district compatible with underlying land use. City Planner Lindahl clarified the mini-storage unit parcel is an industrial lot, with the home lot remaining urban reserve. City Planner Lindahl noted the concept plan was reviewed in March by Council, with the Planning Commission recommending denial based on the municipal water services requirement. City Planner Lindahl reviewed architectural aspects and landscaping.. City Planner Lindahl noted HWY 55 access is a temporary condition until a future frontage road is buil t and would then be a requirement of project to utilize the frontage road for access from HWY 55. City Planner Lindahl reviewed all stormwater requirements will be managed on-site, with city engineer ensuring state watershed and local regulations are met. Council and staff discussed the future entrance from Pioneer Trail or Rolling Hills Road to HWY 55 once the frontage road is built. Council and staff reviewed denial recommendation by Planning Commission was due to variance findings not being met, noting project was premature without availability of municipal sewer and water. Council noted sewer and water services are not necessary with this type of project. Council and staff discussed turn lanes and traffic implications on HWY 55, noting MnDOT indicated no improvements were necessary to HWY 55 with current driveway plans. City Planner Lindahl noted the driveway is in the City of Medina and applicant would be responsible to coordinate all driveway permits through the City of Medina. Council discussed Horseshoe Trail drainage issues with water runoff from parking lot and roof of project. City Planner Lindahl noted existing draining patterns will be maintained. City Engineer Torve identified a culvert on the residential parcel driveway adjacent to the project, was identified as a pinch point and noted the applicant would have the driveway redone. City Engineer Torve noted water drainage runs downhill, crosses the road, and continues to the north side. City Engineer Torve noted there is not a significant flow of water ending at the city drainage culvert. City Engineer Torve noted the existing water drainage system has been reviewed and stormwater improvements to parcel would necessitate a city project on stormwater drainage and downhill system. Council noted size of culverts would need to be enlarged, to be brought to current standard on the south side of the road with a future project. DRAFT 3 Council and staff discussed future stormwater project improvement costs. Council noted obtaining a feasibility study for the area. Council noted an existing business operated from the parcel, traffic concerns, keyed gate access, and room for turning a trailer around in the area. City Planner Lindahl noted driveway design needs to be approved by engineering. City Planner Lindahl noted a home occupation license was issued to the previous business at the site. Council noted the application has received significant upgrades since the initial Planning Commission submission. Council and staff discussed watershed review, noting water suppression for building size, and noted fire break greater than 12,000 square feet. Council and staff discussed storage items not allowed, noting no automobile work or repair allowed in storage units, and business security monitoring. Chris Scherber, applicant, discussed cameras and motion sensors on other properties owned, noting the same security on the project will exist, and noted gated access for the project. Mr. Scherber mentioned monitoring is continuous 24/7, noting there have not been many issues with the tenants. Mr. Scherber noted operation hours of 7:00 am to 9:00 pm for the mini storage business. Council discussed including language for property improvements within the project. City Planner Lindahl noted if improvement is required to serve the project, a condition could be made, however there are no improvements identified on the project. City Planner Lindahl noted future projects could include adjacent property owners. Public Works Director Mattson explained the engineering conditions memo outlines the improvement process and noted a limited time to determine improvements prior to the preliminary plat. Council reviewed existing wetland issues within area prior to development construction and causes to the existing stormwater condition in area. Public Works Director Mattson noted if Council is considering a stormwater improvement project coinciding with applicants improved culvert on parcel, a feasibility study would be helpful to understand costs involved, prior to final plat application. Commissioner Jacobs noted Planning Commission discussed addition of outhouses and trash receptacle not included on original site plan. City Planner Lindahl noted items were not included on revised site plan as it was not recommended by the Planning Commission, as Planning Commission recommended denial. City Planner Lindahl noted applicant spoke at the Planning Commission regarding both outhouses and trash receptacles. Council noted the trash handling ordinance and a required pickup services and conditions. Administrative Services Director Beise noted the ordinance language references specific definitions of use required for trash pickup, noting nuisance ordinance as an option for enforcement action regarding trash, if necessary. Council and staff reviewed connection and assessments. City Planner Lindahl noted trunk charges would still be applicable, though water connection would not. Council noted landscaping requirement of 52 trees and 207 shrubs, with 15 trees offsite, does not comply with code. City Planner Lindahl noted there is no credit in place for off -site trees. City Planner Lindahl indicated a change to condition 7d., could include language for credit on the offsite trees, and preserve existing trees on SE property line, plant 8 offsite trees to the north with 54 new trees and 207 shrubs. Council noted screening to the north is important and maintaining adherence to code requirements. Council and staff discussed Paragraph 9 referencing trees and shrubs near retaining wall on proposed landscaping design, noting importance of planting, and staking trees, and lot line screening regarding code and screening of affected parcels. Council and staff reviewed area for planting and landscaping requirements, size of building, and parcel size. MOTION: by Vehrenkamp, seconded by Schultz to adopt Ordinance 2021-431 Amending Title X (Zoning Ordinance) of the City Code to Classify Certain Lane Located at 22400 State Highway 55 (PID 32-119-23-44-0001) (City File 21-016) Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) MOTION: by Schultz, seconded by Vehrenkamp to approve Resolution 2021-94 Findings of Fact for Rezoning for 22400 State Highway 55 (PID 32-119-23-44-0001) (City File 21-016) Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) MOTION: by Bottema, seconded by Schultz to approve Resolution 2021-95 Site Plan and Conditional Use Permit for the Properties Located at 22400 State Highway 55 and 6315 Horseshoe Bend Drive (PID 32-119-23-44-0001 and 32-119-23-44-0009) (City File 21-016); to approve Resolution 2021-96 DRAFT 4 Variance for the Properties Located at 22400 State Highway 55 and 6315 Horseshoe Bend Drive (PID 32-119-23-44-0001 and 32-119-23-44-0009) (City File 21-016); and to approve Resolution 2021-97 Preliminary Plat for the Properties Located at 22400 State Highway 55 and 6315 Horseshoe Bend Drive (PID 32-119-23-44-0001 and 32-119-23-44-0009) (City File 21-016) Council noted consensus of feasibility study costs for improvements to p roject area prior to preliminary plat. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) b. Planned Unit Development Amendment for Tavera City Planner Lindahl outlined the approved stockpile includes a height limit of 20 fe et at the Horseshoe extension and noted the current request adding 4 stockpiles on the southeast corner of the project. City Planner Lindahl reviewed options for modified conditions. Council and staff discussed stockpiles and circumstances of City not being informed. Public Works Director Mattson clarified the mass of stockpile cannot be spread out further. Council discussed options of increased height for existing stockpiles, altering stockpile locations, and stormwater runoff implications. Public Works Director Mattson noted existing stockpile, general area guidelines, increased height elevation of existing stockpile, and volume of dirt footprint of existing stockpile. Paul Tabone, Lennar Homes, reviewed stockpiles, additional earthwork estimations and studies noting 35,000 is needed for northern section of project, and additional stockpiles are needed for grading in 2022. Mr. Tabone noted appropriate material staging for 3rd and 4th addition final plats. Mr. Tabone noted the soils are more difficult to work with than originally anticipated, and when grading is needed further north, the fill is available. Mr. Tabone noted removing fill from existing stockpiles to 20 feet, and moving dirt to other sites needing grading, and being prepared for spring. Mr. Tabone opined on factors considered in moving dirt to the north and then moving dirt again to the south, with the 1st and 2nd additions under construction, dirt would need to be hauled around the construction site and would impact County Road 116 and Hackamore Road traffic. Council noted the northern middle stockpile can hold the volume of dirt, but fill is needed on the south when grading is completed. Council noted location of stockpile off Hackamore is not ideal. Council discussed standards, adherence to approved plans, and management of future grading stockpiles. Mr. Tabone noted the soil was unpredictable, but acknowledged problem of height issue, and utilizing the stockpile as soon as possible. MOTION: made by Schultz, seconded by Bottema approving Resolution 2021-117 Planned Unit Development (PUD) Amendment for “Tavera 1st Addition” for Lennar (PID 35-119-23-41-0002) (City File 21-043) to include a change to condition 4 stating ‘No building will be issued for the project until the stockpiles are moved as directed by Council and the site is brought into compliance ’; and include a condition 5 stating ‘The four stockpiles are approved through October 1, 2022. If the four stockpiles are required to remain beyond that date, the applicant must apply for an extension and present the request to the Council prior to that expiration date.’ Council and staff discussed difference of stockpiles and material actively being worked on, and reviewed changes to conditions within the Resolution. Council and staff clarified location of four additional stockpiles and addition of condition 5. Council discussed the previously approved stockpile and moving as much material to that specific stockpile as possible as part of condition 5. Council noted the previously approved stockpile was not out of compliance. Council and staff noted the previously approved stockpile height and footprint constraints allows enough information to determine stockpile size. Council noted adhering to the four stockpile violations and request by applicant on the four additional stockpiles. Voting Aye: McKee, Bottema, Schultz, and Vehrenkamp Nay: Nichols (Motion carried 4:1) Mayor McKee called for a recess at 9:07 pm. Mayor McKee called meeting back to order at 9:13 pm. c. Campaign Sign Policy DRAFT 5 Planner Davis outlined the campaign sign policy meetings and requests by Council. Planner Davis noted Council direction included consistent treatment of campaign signs with a-frame (or sandwich board) signs and are the only type of sign temporarily permitted in the right-of-way per City Code; and establishing a standard for campaign signs and a-frame signs to be at least 7-feet from the edge of the roadway, noting current policy states 15-feet from the edge of a roadway. Council discussed recent update to policy in 2015 to 15-feet as standard distance from edge of the road, and recommendation of staff to remain at 15-feet standard, and purpose of changing the standard. Council discussed complications for residents who do not have 15-feet to place a sign on property citing tree lines at the edge of roads as an example. Council discussed safety issue with installing signs 7-feet off the road. MOTION: made by McKee, seconded by Nichols to amend campaign sign policy to allow for signs to be placed within the right-of-way but at least 7-feet from the edge of the roadway if signs do not obstruct vehicle and pedestrian traffic. Voting Aye: McKee, and Nichols Nay: Schultz, and Vehrenkamp Abstain: Bottema (Motion fails 2:2:1) Council discussed with failed vote, a-frame signs will be allowed up to the road right-of-way, but regular signs will not be. Council noted consistency in sign policies. Planner Davis clarified campaign sign policies, and noted the City can regulate the location, but not the size or number of signs. Council noted if a campaign sign is in the form of an a-frame, during campaign season, distance can be regulated by the city to 15- feet of the edge of road. Planner Davis noted current city code allows businesses to use a-frame signs for temporary advertisement, limited in size, and limited for 30 days at a time. d. Sign Ordinance Update Planner Davis reviewed history of sign ordinance updates, and overview of requests by Council to address treatment of construction signs. Planner Davis noted Council direction included consistent standard for treatment of a-frame (or sandwich board) signs and campaign signs placed in the right-of- way, substitution clauses, and procedure for permitting. Council discussed signs for multiple businesses and a-frame signs, setback distance of signs, pedestrian walkways, and right-of-way. Planner Davis noted changes to language for permitting process and include instructions on permits that are denied, and the applicant’s appeal rights. Planner Davis reviewed updated definition of construction signs and construction sites, and construction sign provisions language. Council and staff discussed the 7-foot limit and a-frame signs in the downtown core area and streets, pedestrian walkways and sign curb limits, and maximum setbacks. Council and staff discussed separating a- frame signs from construction signs and removal of standard g. MOTION: made by Nichols, seconded by McKee to adopt Ordinance 2021-434 Amending the Text of Chapter 84.02 of the Corcoran City Code Related to Temporary Sign and Sign Permit Provisions with amendment removing standard g., referencing sandwich board and a-frame signs. (City File 21-027) Voting Aye: McKee, Nichols, Schultz, and Vehrenkamp Nay: Abstain: Bottema (Motion carried 4:0:1) Planner Davis noted on Resolution 2021-106, under Therefore, Be It Resolved, the Findings 1, referencing sandwich boards will need to removed. MOTION: made by Schultz, seconded by McKee to approve Resolution 2021-106 Findings of Fact for an Ordinance Amending the Text of Chapter 84 of the Corcoran City Code with amendment removing Findings 1., referencing sandwich board and a-frame signs. (City File 21-027) Voting Aye: McKee, Nichols, Schultz, and Vehrenkamp Nay: Abstain: Bottema (Motion carried 4:0:1) MOTION: made by McKee, seconded by Schultz to adopt Ordinance 2021-435 Summary of Ordinance 2021-434. (City File 21-027) Planner Davis noted deletion of references to a-frame and sandwich board in the summary ordinance. Mayor McKee amended motion to delete any a-frame or sandwich board reference within the summary ordinance. DRAFT 6 Voting Aye: McKee, Schultz, and Vehrenkamp Nay: Abstain: Bottema and Nichols (Motion fails 3:0:2) MOTION: made by McKee, seconded by Schultz to adopt Ordinance 2021-435 Summary of Ordinance 2021-434 as amended. (City File 21-027) Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carries 5:0) 10. Unfinished Business (Public Comment Opportunity) Mayor McKee invited residents to participate in person and telephonically to comment on Unfinished Business. Administrative Services Director Beise explained the instructions to participate in the meeting via the Zoom video format and reviewed instructions for participation in the meeting through telephone or computer. No residents participated in the public comment opportunity. a. Request for Proposals – Executive Search Firm Administrative Services Director Beise summarized the RFP for an executive search firm to assist with the recruitment process. Council discussed city administrator job description and directed current City Administrator Martens to refine current job description and bring back to a future Council meeting. Council noted scheduling a work session with the recruiter rather than a sub-committee. Administrative Services Director Beise noted a work session would be a public meeting. Council discussed the city administrator interview process and noting attendance of full council would require a public meeting. MOTION: made by McKee, seconded by Schultz directing staff to issue a request for proposals as presented. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) 11. New Business (Public Comment Opportunity) Mayor McKee invited residents to participate in person and telephonically to comment on New Business. Administrative Services Director Beise explained the instructions to participate in the meeting via the Zoom video format and reviewed instructions for participation in the meeting through telephone or computer. No residents participated in the public comment opportunity. Councilmember Vehrenkamp requested an item be added under New Business to discuss church steeples, bell towers, etc., and ability for entity to rebuild structures in case of weather-related incidents. MOTION: made by McKee, seconded by Schultz to add 11e., as New Business with presentation by Councilmember Vehrenkamp. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) a. Draft 2022 Fee Schedule Administrative Services Director Beise reviewed the 2022 Draft Fee Schedule. Administrative Services Director Beise noted review of credit card vendor utilization, options, and potential credit card fees. Administrative Services Director Beise outlined charges by City including flat fees and valuation permit fees. Council inquired about credit card percentage fees, and fee limit to 1.49 percent, with city portion cost of 2 percent. Finance Manager Ung noted a 2 percent city fee would be paid from Enterprise Fund. Council and staff discussed permit fees, financial analysis of fees and ongoing so no change at this time, but possibly in the first or second quarter of 2022. Council and staff discussed TLAC fees in the NE and SE portions of the city, city fees per acre, noting review of current TLAC fees in relation to estimated future costs, and adjusting the trunk fees where applicable. Council and staff noted the recent moratorium on building in the NE portion of Corcoran, places the emphasis on fees in the SE portion of Corcoran regarding anticipated cost. b. Planning Commission Resignation Administrative Services Director Beise reviewed resignation from Planning Commissioner Meredith Wu. Council discussed options for filling vacancy. MOTION: made by Bottema, seconded by Schultz to appoint Gerald Van Den Einde to the Planning Commission. Council noted Commissioner Wu’s commitment and service to the Planning Commission. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) DRAFT 7 c. Policy for Tabling Items Administrative Services Director Beise requested feedback from Council. Council discussed 60-day decision-making process regarding application review, and subsequent 60-day extension requests by applicant. Council and staff discussed monetary implications to applicant and escrow balances. Council discussed implementing a policy that stops the City’s review timeline. City Planner Lindahl noted historically extensions have been granted by applicant with tabling an item to continue discussions. Council directed staff to consult with city attorney to review language on applicant-requested extension letter that are pulled from an agenda regarding 14-day review period and bring back to Council at a future meeting. d. Firearm Ordinance Update Lieutenant Burns reviewed firearms ordinance updates and made a request for two Councilmembers to volunteer for a committee to review updates. Council and staff reviewed current ordinance regarding firearms, target practice, and shooting times. Councilmember Vehrenkamp and Bottema volunteered to participate on the committee. Director of Public Safety Gottschalk reviewed the process for subcommittee participation and putting together recommendations on updates prior to work session for more public comment. e. Ordinance Review of Bell Tower, Tower, and Upper Ridgeline on Churches Council asked staff to review ordinances relating to bell towers, towers, and upper ridgelines of churches. Planner Davis noted spires are addressed as an architectural element and are exempt from height limitations. Council and staff discussed the purpose of updating ordinance pertaining to bell towers, towers, and upper ridgelines of churches, and what code currently states. Council noted creation of a subcommittee regarding current ordinance of bell towers, towers, spires, and architectural elements above the ridgeline of churches. 12. Staff Reports; none received. 13. 2021 City Council Schedule The schedule was included but not reviewed. 14. Adjournment MOTION: made by McKee, seconded by Bottema to adjourn. Voting Aye: McKee, Bottema, Nichols, Schultz, and Vehrenkamp (Motion carried 5:0) Meeting adjourned at 10:21 pm. Michelle Friedrich – Deputy Clerk DRAFT Agenda Item 7b. Council Meeting Date:11/22/2021 FINANCIAL CLAIMS Prepared By:Maggie Ung CHECK RANGE Agenda Item: FUND #500 ESCROW CLAIMS Paid to Amount Project name SEE THE REGISTER FOR #500 CLAIMS Total $0.00 Total Fund #500 =-$ (See attached Payments Detail) Agenda Item:ALL OTHER FINANCIAL CLAIMS 1,057,801.57$ (See attached Check Detail Register) Total Checks 1,057,801.57$ Total of Auto Deductions 3,077.51$ TOTAL EXPENDITURES FOR APPROVAL 1,060,879.08$ Date Paid to Amount 11/3/2021 7 West 73.60$ Pd Training - Meal 11/3/2021 Olde Brick House St. Cloud 84.61$ Pd Training - Meal 11/3/2021 MN Dept Of Agriculture 230.06$ Tree Giveaway Certificate 11/4/2021 Green Mill - St Cloud 27.00$ Pd Training - Meal 11/5/2021 Green Mill - St Cloud 36.39$ Pd Training - Meal 11/5/2021 Best Western St Cloud 368.28$ Pd Training - Lodging 11/5/2021 Best Western St Cloud 368.28$ Pd Training - Lodging 11/5/2021 Best Western St Cloud 368.28$ Pd Training - Lodging 11/8/2021 Green Mill - St Cloud 26.47$ Pd Training - Meal 11/8/2021 The Patagonia & Gilibe 92.20$ Pd Training - Meal 11/8/2021 Dick's Sporting Goods 207.74$ Park & Recreation Supplies 11/8/2021 Dick's Sporting Goods 207.82$ Park & Recreation Supplies 11/8/2021 Dick's Sporting Goods 207.82$ Park & Recreation Supplies 11/8/2021 Walmart 474.65$ Park & Recreation Supplies 11/9/2021 ZOOM 14.99$ Zoom For Council Worksession 11/9/2021 ZOOM 69.88$ Zoom For Council Meetings 11/10/2021 Propper E-Commerce In 174.93$ Pd Shirts 11/11/2021 Fleetio 30.00$ Pd Software 11/12/2021 Autozone 14.51$ Pd Vehicle Maintenance Total 3,077.51$ Auto Deductions / Electronic Fund Transfer / Other Disbursements *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 1 November 2021 Check Amt CommentInvoice 10100 Farmers State Bank ADP, LLCPaid Chk# 031432 11/22/2021 $25.00 PAYROLL SERVICESE 100-41941-300 Professional Srvs (GENERAL) 588627470 $274.56 PAYROLL SERVICESE 100-41941-300 Professional Srvs (GENERAL) 589095111 $290.67 PAYROLL SERVICESE 100-41941-300 Professional Srvs (GENERAL) 590006922 $279.93 PAYROLL SERVICESE 100-41941-300 Professional Srvs (GENERAL) 590932169 $269.19 PAYROLL SERVICESE 100-41941-300 Professional Srvs (GENERAL) 591930137 Total ADP, LLC $1,139.35 AMAZON CAPITAL SERVICESPaid Chk# 031433 11/22/2021 $40.77 PW SUPPLIESE 100-43100-210 Operating Supplies (GENERAL) 17YH-CM6J-T Total AMAZON CAPITAL SERVICES $40.77 B&B SHEET METAL & ROOFINGPaid Chk# 031434 11/22/2021 $425.20 PW BUILDING MAINTENANCEE 100-43100-223 Building Repair Supplies 59093 Total B&B SHEET METAL & ROOFING $425.20 BEAUDRY OIL COMPANYPaid Chk# 031435 11/22/2021 $1,148.09 GASOLINEE 100-43100-212 Motor Fuels 1918278 $1,754.28 SQUAD FUELE 100-42100-212 Motor Fuels 1918280 $306.88 FUELE 100-43100-212 Motor Fuels 1918281 $783.89 DIESELE 100-43100-212 Motor Fuels 1921112 Total BEAUDRY OIL COMPANY $3,993.14 BIFFS INC.Paid Chk# 031436 11/22/2021 $62.15 RENTALE 100-45200-210 Operating Supplies (GENERAL) W840964 $27.32 RENTALE 100-45200-210 Operating Supplies (GENERAL) W840965 $89.47 RENTALE 100-45200-210 Operating Supplies (GENERAL) W840966 $62.15 RENTALE 100-45200-210 Operating Supplies (GENERAL) W840967 Total BIFFS INC.$241.09 BOBCAT OF BRAINERDPaid Chk# 031437 11/22/2021 $4,646.64 BOBCAT ANGLE BROOM B4LR02381E 416-43100-580 Other Equipment 01-4508 $2,000.00 BOBCAT RENTALE 100-45200-221 Maintenance Projects 112021 Total BOBCAT OF BRAINERD $6,646.64 BOYER TRUCKSPaid Chk# 031438 11/22/2021 $424.41 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003P11947 $366.08 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003P12476 $293.34 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2945 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2946 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2947 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2948 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2949 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2950 $271.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2957 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2958 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2959 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 2 November 2021 Check Amt CommentInvoice $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2960 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2961 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2962 $103.50 PW REPAIRE 100-43100-220 Repair/Maint Supply (GENERAL) 003S2963 Total BOYER TRUCKS $2,493.83 CENTERPOINT ENERGY HOUSTONPaid Chk# 031439 11/22/2021 $0.00 NATURAL GASE 100-45200-380 Utility & Services (GENERAL) $33.75 NATURAL GASE 100-41941-380 Utility & Services (GENERAL) $33.74 NATURAL GAS-9100E 100-43100-380 Utility & Services (GENERAL) Total CENTERPOINT ENERGY HOUSTON $67.49 CENTURY LINKPaid Chk# 031440 11/22/2021 $73.58 LAND LINE 763-420-4061E 100-45200-321 Telephone 112021 $73.58 LAND LINE/FIRE MONITORING-9100E 100-43100-321 Telephone 112021 Total CENTURY LINK $147.16 CINTAS - 470Paid Chk# 031441 11/22/2021 $3.32 CITY HALLE 100-41941-210 Operating Supplies (GENERAL) $0.00 PUBLIC WORKSE 100-43100-210 Operating Supplies (GENERAL) $85.85 CITY HALL - RUGSE 100-41941-210 Operating Supplies (GENERAL) $0.00 CITY HALLE 100-41941-210 Operating Supplies (GENERAL) $0.00 FLOOR MATS - POLICEE 100-42100-223 Building Repair Supplies $46.73 PW SCRAPERE 100-43100-210 Operating Supplies (GENERAL) 4100624437 $164.01 PW UNIFORMSE 100-43100-417 Uniforms 4100624494 $12.35 PUBLIC WORKSE 100-43100-210 Operating Supplies (GENERAL) 4101323661 $11.66 FLOOR MATS - POLICEE 100-42100-223 Building Repair Supplies 4101323743 $79.05 TOWELSE 100-43100-210 Operating Supplies (GENERAL) 4101323745 $164.01 UNIFORMSE 100-43100-417 Uniforms 4101323778 Total CINTAS - 470 $566.98 CIRCLE K FLEETPaid Chk# 031442 11/22/2021 $481.32 PD FUELE 100-42100-212 Motor Fuels 75677731 Total CIRCLE K FLEET $481.32 COMCAST-INTERNETPaid Chk# 031443 11/22/2021 $134.17 CITY HALL INTERNETE 100-41941-321 Telephone 112021 $134.18 PD INTERNETE 100-42100-321 Telephone 112021 Total COMCAST-INTERNET $268.35 COMPUTER INTEGRATION TECHPaid Chk# 031444 11/22/2021 $445.50 SERVICES REMOTE SUPPORTE 100-41951-300 Professional Srvs (GENERAL) 317458 $198.00 SECURITY REMOTE SERVICESE 100-41951-300 Professional Srvs (GENERAL) 317459 $980.00 OFFICE AGREEMENTE 100-41951-207 Computer Supplies 317983 $595.00 BACKUP MANAGEMENTE 100-41951-300 Professional Srvs (GENERAL) 318241 Total COMPUTER INTEGRATION TECH $2,218.50 COPPER PENNEY TRAININGPaid Chk# 031445 11/22/2021 $500.00 PD TRAININGE 100-42100-208 Training and Instruction 568 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 3 November 2021 Check Amt CommentInvoice Total COPPER PENNEY TRAINING $500.00 ECM PUBLISHERS INCPaid Chk# 031446 11/22/2021 $71.23 NOV 10 PH ASSESSMENT DELIQUENCIESE 429-43100-352 General Notices and Pub Info 861458 $43.54 ORDINANCE 2021-428E 100-41941-210 Operating Supplies (GENERAL) 861459 $39.57 ORDINANCE 2021-430E 100-41941-210 Operating Supplies (GENERAL) 861460 $43.54 ORDINANCE 2021-433E 100-41941-210 Operating Supplies (GENERAL) 861461 $35.62 ORDINANCE 2021-437E 100-41941-210 Operating Supplies (GENERAL) 861462 Total ECM PUBLISHERS INC $233.50 FASTENAL COMPANYPaid Chk# 031447 11/22/2021 $54.36 PW SUPPLIESE 100-43100-210 Operating Supplies (GENERAL) MNTC4171872 Total FASTENAL COMPANY $54.36 GOLDEN ACRES GOLF COURSEPaid Chk# 031448 11/22/2021 $250.00 GRADING PERMIT REFUND 12-012R 100-43100-34300 Public Works Permits/Fees 12-012 Total GOLDEN ACRES GOLF COURSE $250.00 HENNEPIN COUNTY ARPaid Chk# 031449 11/22/2021 $7.50 VIEW RECORDE 100-43100-300 Professional Srvs (GENERAL) 1000174542 Total HENNEPIN COUNTY AR $7.50 HENNEPIN COUNTY INFO TECHPaid Chk# 031450 11/22/2021 $1,416.73 RADIO LEASE FEEE 100-42100-323 Radio Units 1000174209 $220.95 RADIO FLEET FEEE 100-43100-210 Operating Supplies (GENERAL) 1000174276 Total HENNEPIN COUNTY INFO TECH $1,637.68 HENNEPIN COUNTY SHERIFF FOUNDAPaid Chk# 031451 11/22/2021 $397.08 JAIL CHARGESE 100-42100-301 Prisoner 1000173688 otal HENNEPIN COUNTY SHERIFF FOUNDA $397.08 HOLIDAY COMPANIESPaid Chk# 031452 11/22/2021 $25.00 PD CAR WASHE 100-42100-220 Repair/Maint Supply (GENERAL) 10302021 Total HOLIDAY COMPANIES $25.00 INTEGRATED PROTECTION SYSTEMSPaid Chk# 031453 11/22/2021 $837.50 PD AUDIO INSTALLATIONE 416-42100-210 Operating Supplies (GENERAL) 76450 Total INTEGRATED PROTECTION SYSTEMS $837.50 J H LARSON COPaid Chk# 031454 11/22/2021 $148.06 CH MAINTENANCEE 100-41941-400 Repairs & Maint Cont (GENERAL S102604035.0 $21.26 CH MAINTENANCEE 100-41941-400 Repairs & Maint Cont (GENERAL S102604048.0 Total J H LARSON CO $169.32 JODIE PETERSONPaid Chk# 031455 11/22/2021 $30.58 TRAINING MILEAGE REIMBURSEMENTE 100-41400-208 Training and Instruction 112021 Total JODIE PETERSON $30.58 KOTHRADE SEWER WATER EXCAVATINPaid Chk# 031456 11/22/2021 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 4 November 2021 Check Amt CommentInvoice $450.00 CITY HALL TANK CLEANINGE 100-41941-380 Utility & Services (GENERAL) 26795 al KOTHRADE SEWER WATER EXCAVATIN $450.00 LANDFORMPaid Chk# 031457 11/22/2021 $183.75 RAVINIA 5TH ADDITION F INAL PUD & PLAT 16-015G 500-20400 Ravinia 5th & 6th 32268 $157.50 Bass Lk Cross FP, FPUD, 17-022G 500-20430 Bass Lk Cross FP, FPUD, 17-022 32269 $325.75 Bass Lake Est. FP, PUD 17-036G 500-20442 Bass Lake Est. FP, PUD 17-036 32269 $271.75 Pulte Encore Final PUD and FP 18-027G 500-20436 Pulte Encore - PUD Skch 17-029 32270 $131.25 Ravinia 10th FP & PUD 18-034G 500-20465 Ravinia 10th FP & PUD 18-034 32270 $412.25 Pulte Bellwether 2nd Addition Final Plat and PUD 19-001G 500-20436 Pulte Encore - PUD Skch 17-029 32271 $71.00 RUSH CREEK RESERVE FP & FPUD 20-030G 500-20488 Rush Creek Reserve 32272 $61.75 KARINEIMI FINAL PLAT 20-036G 500-20497 Kariniemi PP 20-016 32272 $106.50 KARINEIMI FINAL PLAT 20-036G 500-20215 Henn ADU IUP 20-045 32272 $35.50 URBAN CONSERVATION SUBDIVISION 21-011E 100-41910-300 Professional Srvs (GENERAL) 32273 $71.00 D&D Service CUP SP VAR 21-012G 500-20227 D&D Service CUP SP VAR 21-012 32273 $501.50 GARAGES RZ 21-016G 500-20228 Garages RZ, VAR, SP/CUP 21-016 32273 $105.00 ZONING & LAND USE MAP UPDATE 21-020E 100-41910-300 Professional Srvs (GENERAL) 32273 $106.50 FRANZEN FINAL PLAT 21-021G 500-20221 Franzen Minor Subd #20-049 32273 $4,315.00 BECHTOLD FARM 21-030G 500-20361 Bechtold Farm 32273 $176.00 KARINIEMI ROEHLKE SKETCH 20-033G 500-20201 Building Permits Payable 32273 $1,018.00 TAVERA 2ND ADD FP AND FPUD 21-036E 100-41910-300 Professional Srvs (GENERAL) 32273 $3,017.50 AMBERLEY & BELLWETHER 6TH FP AND FPUD 21- 037 G 500-20436 Pulte Encore - PUD Skch 17-029 32273 $4,652.00 ST THERESE PP SP CUP 21-042G 500-20471 St. Therese Sketch Plan 19-006 32273 $1,041.50 TAVERA PUD AMEND STOCKPILE 21-043G 500-20332 Lennar Tavera Development 32273 $585.00 TAVERA 3RD ADDITION FP AND FPUD 21-044G 500-20201 Building Permits Payable 32273 $245.50 TMOBILE MINOR SPA 21-045E 100-41910-300 Professional Srvs (GENERAL) 32273 $71.00 MAGNAN PP AND FP 21-046G 500-20356 Magnan Dev Rights 32273 $401.75 HWY 55 SKETCH PLAN 21-047G 500-20201 Building Permits Payable 32273 $281.00 PULTE HACKAMORE SKETCH PLAN 21-048G 500-20201 Building Permits Payable 32273 $142.00 NE DISTRICT PLAN 21-050G 500-20201 Building Permits Payable 32273 $4,198.00 CITY BUSINESSE 100-41910-300 Professional Srvs (GENERAL) 32273 $3,619.00 CODE ENFORCEMENTE 100-41920-300 Professional Srvs (GENERAL) 32273 $100.00 CITY MEETINGSE 100-41910-300 Professional Srvs (GENERAL) 32273 Total LANDFORM $26,404.25 LOBERG ELECTRIC INCPaid Chk# 031458 11/22/2021 $112.50 PW BUILDING REPAIRE 100-43100-223 Building Repair Supplies 27958 Total LOBERG ELECTRIC INC $112.50 MADDEN, GALANTER, HANSEN LLPPaid Chk# 031459 11/22/2021 $95.00 LEGAL FEESE 100-41600-304 Legal Fees 102021 Total MADDEN, GALANTER, HANSEN LLP $95.00 MAPLE GROVE, CITY OFPaid Chk# 031460 11/22/2021 $52,676.06 JULY/AUG/SEPT WATERE 601-49400-311 Water Purchased 21121 Total MAPLE GROVE, CITY OF $52,676.06 MARTENS, BRADPaid Chk# 031461 11/22/2021 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 5 November 2021 Check Amt CommentInvoice $13.44 MILEAGE REIMBURSEMENTE 100-41300-210 Operating Supplies (GENERAL) 112021 $50.00 CELL PHONE REIMBURSEMENTE 100-41300-210 Operating Supplies (GENERAL) 112021 $333.00 DEPENDENT CARE REIMBURSEMENTG 100-21709 Dependent Care FSA Withhold 112021 Total MARTENS, BRAD $396.44 MARTIN MARIETTA AGGREGATESPaid Chk# 031462 11/22/2021 $224.83 CLASS 2 MATERIALE 100-43100-232 Gravel 33644168 $225.40 CLASS 2 MATERIALE 100-43100-232 Gravel 33710480 $445.75 CLASS 2 MATERIALE 100-43100-232 Gravel 33726199 Total MARTIN MARIETTA AGGREGATES $895.98 MENARDS MAPLE GROVEPaid Chk# 031463 11/22/2021 $11.89 CH SUPPLIESE 100-41941-210 Operating Supplies (GENERAL) 89000 Total MENARDS MAPLE GROVE $11.89 METRO WEST INSPECTION SERVICESPaid Chk# 031464 11/22/2021 $23,237.68 FINAL INSPECTIONSE 100-42400-300 Professional Srvs (GENERAL) 3048 otal METRO WEST INSPECTION SERVICES $23,237.68 METROPOLITAN COUNCIL ENVIROPaid Chk# 031465 11/22/2021 $6,213.01 MATERIAL TREATMENTE 602-49450-312 MCES Sewage Treatment 0001131720 Total METROPOLITAN COUNCIL ENVIRO $6,213.01 METROPOLITAN COUNCIL MCESPaid Chk# 031466 11/22/2021 $73,804.50 SAC ACTIVITYE 602-49450-310 Other Professional Services 2021 Total METROPOLITAN COUNCIL MCES $73,804.50 MN BCAPaid Chk# 031467 11/22/2021 $25.00 OFFENDER REGISTRATIONE 100-42100-208 Training and Instruction 20022 Total MN BCA $25.00 NORTH MEMORIAL EMS EDUCATIONPaid Chk# 031468 11/22/2021 $210.00 EMR REFRESHERE 100-42100-208 Training and Instruction 10292021 $140.00 EMR REFRESHERE 100-42100-209 Police Reserves 10292021 Total NORTH MEMORIAL EMS EDUCATION $350.00 OPG-3 INCPaid Chk# 031469 11/22/2021 $3,154.00E 100-41951-207 Computer Supplies Total OPG-3 INC $3,154.00 ST MICHAEL SPINAL REHAB CENTERPaid Chk# 031470 11/22/2021 $190.00 DOT PHYSICALE 100-43100-300 Professional Srvs (GENERAL) 112021 Total ST MICHAEL SPINAL REHAB CENTER $190.00 STEELMAN, PAULAPaid Chk# 031471 11/22/2021 $71.16 CPD DEPT MEETING SUPPLIESE 100-42100-208 Training and Instruction 112020 $35.46 CPD DEPT MEETING SUPPLIESE 100-42100-208 Training and Instruction 112020 Total STEELMAN, PAULA $106.62 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 6 November 2021 Check Amt CommentInvoice STEVE NEURURER BACKGROUND INV.Paid Chk# 031472 11/22/2021 $1,080.00 PD BACKGROUND INVESTIGATIONE 100-42100-300 Professional Srvs (GENERAL) 112021 $1,158.75 PD BACKGROUND INVESTIGATIONE 100-42100-300 Professional Srvs (GENERAL) 112021 $1,046.25 PD BACKGROUND INVESTIGATIONE 100-42100-300 Professional Srvs (GENERAL) 112021 $405.00 PD BACKGROUND INVESTIGATIONE 100-42100-300 Professional Srvs (GENERAL) 112021 $990.00 PD BACKGROUND INVESTIGATIONE 100-42100-300 Professional Srvs (GENERAL) 112021 otal STEVE NEURURER BACKGROUND INV.$4,680.00 SYMBOL ARTSPaid Chk# 031473 11/22/2021 $250.00 BADGE STATE SEALE 100-42100-417 Uniforms 0413798 Total SYMBOL ARTS $250.00 TRANSUNION RISK & ALTERNATIVEPaid Chk# 031474 11/22/2021 $75.00 PD INVESTIGATIONSE 100-42100-300 Professional Srvs (GENERAL) 112021 Total TRANSUNION RISK & ALTERNATIVE $75.00 TRUE NORTH STEELPaid Chk# 031475 11/22/2021 $1,034.24 CULVERTSE 100-43100-229 Culverts BL0000014194 Total TRUE NORTH STEEL $1,034.24 UNITED STATES TREASURYPaid Chk# 031476 11/22/2021 $1,436.59 TAX ADJUSTMENTE 100-41900-431 Misc Expense CP220 032021 $6,101.74 TAX ADJUSTMENTE 100-41900-431 Misc Expense CP220 122020 Total UNITED STATES TREASURY $7,538.33 VERIZON WIRELESSPaid Chk# 031477 11/22/2021 $0.00 RADIO UNITSE 100-42100-323 Radio Units 9891509894 $1,392.26 CELL SERVICEE 100-42100-321 Telephone 9891509894 $0.00 CELL SERVICEE 100-41900-321 Telephone 9891509894 Total VERIZON WIRELESS $1,392.26 WENCK ASSOCIATES, INC.Paid Chk# 031478 11/22/2021 $436.00 ST THERESE TRANSPORTATIONG 500-20471 St. Therese Sketch Plan 19-006 1849172 $2,947.50 RESIDENT ITEMSE 100-43170-299 Watershed LGU 1849173 $1,282.50 ERNIE MAYERS WCA VIOLATIONE 100-43170-299 Watershed LGU 1849173 $90.00 WAWRAG 500-20201 Building Permits Payable 1849173 $60.00 BECHTOLD ROAD (SKIES LIMIT)G 500-20201 Building Permits Payable 1849173 $450.00 HENNEPIN COUNTY CSAH 10 CULVERTE 100-43170-299 Watershed LGU 1849173 $780.00 19615 COUNTY ROAD E WCAG 500-20201 Building Permits Payable 1849173 $420.00 VAN BLAIRICOM WCAG 500-20213 Van Blaricom WCA 1849173 $60.00 BELLWETHER WCAG 500-20436 Pulte Encore - PUD Skch 17-029 1849173 $441.81 BASS LAKE CROSSINGG 500-20438 Bass Lk CR M/I HomeEngineering 1849174 $1,008.78 BASS LAKE ESTATESG 500-20423 Bass Lake Est Skch PUD 17-015 1849174 $329.84 COLD STORAGE CROSSINGSG 500-20423 Bass Lake Est Skch PUD 17-015 1849174 $65.00 REFUGE AT RUSH CREEK WETLAND BANKG 500-20459 Refuge of Rush Creek FP 18-028 1849174 $5,176.25 SCHERBER HWY 55G 500-20477 Scherber CR30 WCA LGU 1849174 $367.50 FRANZEN PRELIMINARY PLATG 500-20221 Franzen Minor Subd #20-049 1849174 $715.50 ROEHLKE/KARINIEMIG 500-20216 Kariniemi Variance 20-046 1849174 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 7 November 2021 Check Amt CommentInvoice $2,282.25 D&DG 500-20227 D&D Service CUP SP VAR 21-012 1849174 $453.20 KARINEIMI ROLLING HILLSG 500-20497 Kariniemi PP 20-016 1849174 $4,199.00 BECHTOLD FARM DEVELOPMENTG 500-20361 Bechtold Farm 1849174 $276.00 PULTE UTILITY CONNECTIONE 601-49400-234 Inspections 1849175 $276.00 PULTE UTILITY CONNECTIONE 602-49450-234 Inspections 1849175 $269.50 PULTE BUILDING PERMIT SERVEY REVIEWE 100-42400-303 Engineering Fees 1849175 $88.00 RAVINIA UTILITY CONNECTIONE 601-49400-234 Inspections 1849175 $88.00 RAVINIA UTILITY CONNECTIONE 602-49450-234 Inspections 1849175 $294.00 RAVINIA BUILDING PERMIT SURVEY REVIEWE 100-42400-303 Engineering Fees 1849175 $367.50 BASS LAKE CROSSING BUILDING PERMIT SURVEY REVIEW E 100-42400-303 Engineering Fees 1849175 $955.50 OTHER BUILDING PERMIT SURVEY REVIEWE 100-42400-303 Engineering Fees 1849175 $60.00 BASS LAKE CROSSING UTILITY CONNECTIONE 601-49400-234 Inspections 1849175 $60.00 BASS LAKE CROSSING UTILITY CONNECTIONE 602-49450-234 Inspections 1849175 $1,396.00 GENERAL ENGINEERING SERVICESE 100-43170-300 Professional Srvs (GENERAL) 1849176 $532.50 ELM CREEK CULVERT SURVEYE 100-43170-300 Professional Srvs (GENERAL) 1849177 $2,268.64 LENNAR DEVELOPMENT CONSTRUCTION INSPECTION G 500-20335 Lennar Eng Plan Review/Modific 1849178 $2,527.68 66TH ST SURVEYINGE 427-43100-530 Improvements Other Than Bldgs 1849179 $17,383.22 66TH ST CONSTRUCTIONE 427-43100-530 Improvements Other Than Bldgs 1849179 $188.84 VAN BLARICOM PLAN REVIEWG 500-20436 Pulte Encore - PUD Skch 17-029 1849180 $3,450.50 PLAN REVIEWG 500-20436 Pulte Encore - PUD Skch 17-029 1849180 $976.50 STORMWATERG 500-20436 Pulte Encore - PUD Skch 17-029 1849180 $4,434.12 CONSTRUCTION OBSERVATIONG 500-20436 Pulte Encore - PUD Skch 17-029 1849180 $202.50 BRIDGE TRANSPORTATIONE 100-43170-300 Professional Srvs (GENERAL) 1849181 $1,270.00 MS4 STORMWATERE 100-43170-300 Professional Srvs (GENERAL) 1849182 $125.00 MASTER PLAN ENGINEERING SEWER UTILITYE 602-49450-303 Engineering Fees 1849183 $97.50 COOK LAKE PLAN REVIEW AND COORDINATIONG 500-20490 Cook Lake - Schommer 1849184 $1,031.50 TAVERA PLAN REVIEWG 500-20332 Lennar Tavera Development 1849185 $2,512.06 TAVERA CONSTRUCTION OBSERVATIONG 500-20332 Lennar Tavera Development 1849185 $983.70 NELSON TRUCKING CONSTRUCTION OBSERVATIONG 500-20482 Nelson Sketch Plan 19-023 1849187 $67.50 PLAN REVIEWG 500-20488 Rush Creek Reserve 1849188 $200.00 STORMWATERG 500-20488 Rush Creek Reserve 1849188 $16,680.77 CONSTRUCTION OBSERVATIONG 500-20488 Rush Creek Reserve 1849188 $390.00 WETLANDSG 500-20482 Nelson Sketch Plan 19-023 1849189 $810.00 DESIGNG 500-20482 Nelson Sketch Plan 19-023 1849189 $1,622.20 CONSTRUCTIONG 500-20482 Nelson Sketch Plan 19-023 1849189 $300.00 CSAH 101 TURN LANE WCA REPLACEMENT PLAN APPLICATION G 500-20482 Nelson Sketch Plan 19-023 1849189 $261.00 RUSH CREEK RESERVE TURN LANES PROJECT DESIGN G 500-20488 Rush Creek Reserve 1849190 $6,718.50 TRAIL HAVEN ROAD BRIDGE REPLACEMENTE 100-43170-300 Professional Srvs (GENERAL) 1849191 $575.00 SCHUTTE ROAD BRIDGE REPLACEMENTE 100-43170-300 Professional Srvs (GENERAL) 1849191 $970.00 PROJECT DESIGN AND BIDDING ASSISTANCEE 429-43170-300 Professional Srvs (GENERAL) 1849196 $6,388.00 CONSTRUCTION ADMINISTRATIONE 429-43170-300 Professional Srvs (GENERAL) 1849196 $112.00 FIELD INSPECTION WATER UTILITYE 601-49400-303 Engineering Fees 1849197 $130.00 ST THERESE ENGINEERING ASSISTANCEG 500-20471 St. Therese Sketch Plan 19-006 1849199 $327,807.46 CSAH 101 & FUTURE 105TH TURN LANE IMPROVEMENT PROJECT G 500-20482 Nelson Sketch Plan 19-023 227701855-1 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 8 November 2021 Check Amt CommentInvoice $150,000.00 CORCORAN TRAIL STREET IMPROVEMENT PROJECTE 100-43100-233 Asphalt Maint/Patching 227704153-1 $251,411.49 CORCORAN TRAIL STREET IMPROVEMENT PROJECTE 305-43100-530 Improvements Other Than Bldgs 227704153-1 Total WENCK ASSOCIATES, INC.$828,123.81 WRIGHT HENNEPIN COOP ELECTPaid Chk# 031479 11/22/2021 $14.81 Bridle/Gleason: 150-1690-5131G 500-20390 Ravinia Street Lights $14.81 Bridle/Paddock: 150-1690-5135G 500-20390 Ravinia Street Lights $14.81 Paddock Ln 150-1690-5137G 500-20390 Ravinia Street Lights $15.08 Bridle Path: 150-1690-5146G 500-20390 Ravinia Street Lights $15.08 Paddock/Bridle: 150-1690-5158G 500-20390 Ravinia Street Lights $14.81 6471 Carriage: 150-1691-0155G 500-20390 Ravinia Street Lights $15.08 Bridle/Steeple: 150-1691-0158G 500-20390 Ravinia Street Lights $14.81 Bridle/Bluestem: 150-1691-0168G 500-20390 Ravinia Street Lights $14.81 Prairie/Bridle: 150-1691-0174G 500-20390 Ravinia Street Lights $15.08 Bridle Path: 150-1691-0177G 500-20390 Ravinia Street Lights $15.08 Elderberry Ct: 150-1691-0178G 500-20390 Ravinia Street Lights $14.81 19301 Annabelle: 150-1691-8063G 500-20390 Ravinia Street Lights $14.81 6675 Carriage: 150-1691-8064G 500-20390 Ravinia Street Lights $14.81 6681 Bridle: 150-1691-8066G 500-20390 Ravinia Street Lights $14.81 6657 Bridle: 150-1691-8079G 500-20390 Ravinia Street Lights $14.81 19130 Galloway: 150-1691-8080G 500-20390 Ravinia Street Lights $14.81 19065 Galloway: 150-1691-8082G 500-20390 Ravinia Street Lights $29.89 6485 Larkspur: 150-1692-0907G 500-20390 Ravinia Street Lights $14.81 6398 Larkspur: 150-1692-0908G 500-20390 Ravinia Street Lights $14.81 66TH/CEDAR: 150-1692-8373G 500-20390 Ravinia Street Lights $14.81 Bridle/66th Ave: 150-1692-8374G 500-20390 Ravinia Street Lights $14.81 19437 Lupine LN: 150-1693-0197G 500-20390 Ravinia Street Lights $14.81 19389 Lupine LN: 150-1693-0199G 500-20390 Ravinia Street Lights $14.81 19345 Golden TR: 150-1693-0200G 500-20390 Ravinia Street Lights $14.81 6310 Steeple LN: 150-1693-0201G 500-20390 Ravinia Street Lights $14.81 6370 Steeple LN: 150-1693-0202G 500-20390 Ravinia Street Lights $14.81 19367 Annabelle: 150-1693-5724G 500-20390 Ravinia Street Lights $14.81 19343 Annabelle: 150-1693-5726G 500-20390 Ravinia Street Lights $14.81 19315 Primrose: 150-1693-5731G 500-20390 Ravinia Street Lights $14.81 19399 Primrose: 150-1693-5732G 500-20390 Ravinia Street Lights $14.81 Primrose/Wildfl: 150-1693-5733G 500-20390 Ravinia Street Lights $14.81 Wildflo/Gleason: 150-1693-5734G 500-20390 Ravinia Street Lights $14.81 Gleason/Wildflo: 150-1693-5986G 500-20390 Ravinia Street Lights $14.81 FIR LN/75TH AVE: 150-1693-7072G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 FIR LN N: 150-1693-7074G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 FIR LN/74TH AVE: 150-1693-7075G 500-20420 Bass Lake Cross MI Home 17-012 $23.25 FIR LN N/CR 10: 150-1693-7076G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 74TH AVE N: 150-1693-7077G 500-20420 Bass Lake Cross MI Home 17-012 $23.25 FIR LN N/CR 10: 150-1694-0076G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 FIR LN N: 150-1694-0078G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 FIR LN N/LOT #8: 150-1694-0079G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 FIR LN N/72ND N: 150-1694-0080G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 72ND AVE N: 150-1694-0081G 500-20420 Bass Lake Cross MI Home 17-012 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 9 November 2021 Check Amt CommentInvoice $14.81 FIR LN N/LOT #5: 150-1694-0082G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 ANNABELLE LOT 5 150-1694-0821G 500-20390 Ravinia Street Lights $14.81 PRIMROSE COURT 150-1694-4502G 500-20390 Ravinia Street Lights $14.81 SUNFLOWER COURT 150-1694-4503G 500-20390 Ravinia Street Lights $14.81 WILDFLOWER TRL 150-1694-4505G 500-20390 Ravinia Street Lights $14.81 WILDFLOWER TRL 150-1694-4506G 500-20390 Ravinia Street Lights $17.85 74TH PL & MAPLE 150-1694-6889G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 JACK PINE LN N 150-1694-6891G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 74TH AVE N 150-1694-6892G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 75TH AVE N 150-1694-6893G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 HICKORY LN N 150-1694-6894G 500-20420 Bass Lake Cross MI Home 17-012 $14.81 MEADOW RUE CT 150-1694-7911G 500-20390 Ravinia Street Lights $14.81 STEEPLE CHASE LN 150-1694-7917G 500-20390 Ravinia Street Lights $14.81 SNOWBERRY CT 150-1694-7918G 500-20390 Ravinia Street Lights $14.81 MEADOW RUE CT 150-1694-7919G 500-20390 Ravinia Street Lights $14.81 STEEPLE CHASE LN 150-1694-7920G 500-20390 Ravinia Street Lights $0.00 LARKSPUR LN/63RD 150-1694-9986G 500-20390 Ravinia Street Lights $14.81 63RD AVE N 150-1694-9987G 500-20390 Ravinia Street Lights $52.39 CTY RD10/116 000-0100-1469E 100-43100-381 Street/Signal Lights $32.10 Ballpark: 120-1246-7200E 100-45200-380 Utility & Services (GENERAL) $19.90 CIVIL DEFENSE: 120-1246-8000E 100-42100-380 Utility & Services (GENERAL) $20.11 Maple Hill Est: 120-1246-8100E 100-42100-380 Utility & Services (GENERAL) $30.40 School Property: 120-1247-9600E 100-45200-380 Utility & Services (GENERAL) $1,339.18 8200 Cty Rd 116: 120-1255-6300E 100-41941-380 Utility & Services (GENERAL) $20.65 19090 Bass Lk Rd:150-1687-7510E 601-49400-380 Utility & Services (GENERAL) $32.22 9525 Cain Rd: 150-1689-5230E 100-43100-380 Utility & Services (GENERAL) $184.99 Brockton Ln: 150-1689-6871E 602-49450-380 Utility & Services (GENERAL) $51.75 20120 CTY 10 LIF:150-1691-6661E 602-49450-380 Utility & Services (GENERAL) $63.85 8200 CR116/SIGN: 150-1693-6612E 100-41941-380 Utility & Services (GENERAL) $20.75 BASEBALL FIELD: 150-1693-6855E 100-45200-380 Utility & Services (GENERAL) $20.96 WILDFLOWER: 150-1694-4774G 500-20390 Ravinia Street Lights $9.81 Cty 10/Maple Hi: 120-1246-7300E 100-43100-381 Street/Signal Lights $17.85 CTY 10/Treptaus: 120-1246-7400E 100-43100-381 Street/Signal Lights $17.85 CTY 10/St Thomas:120-1246-7500E 100-43100-381 Street/Signal Lights $18.95 Cty 10/Stanchion:120-1246-7600E 100-43100-381 Street/Signal Lights $18.95 Co Rd 10 & 50: 120-1246-7700E 100-43100-381 Street/Signal Lights $10.08 8200 Cty Rd 116: 120-1246-7800E 100-45200-380 Utility & Services (GENERAL) $9.81 75th Ave/Hwy 116:120-1246-7900E 100-45200-380 Utility & Services (GENERAL) $0.00 8200 Cty Rd 116: 150-1684-2033E 100-41941-380 Utility & Services (GENERAL) $27.95 9100 Cty Rd 19: 150-1688-8463E 100-43100-380 Utility & Services (GENERAL) $19.05 6510 Cty Rd 116: 150-1680-4662E 100-42100-380 Utility & Services (GENERAL) $0.00 6629 CTY 101: 150-1691-8062G 500-20390 Ravinia Street Lights $14.81 102ND PL/103RD 150-1694-7926G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 STIEG ROAD 150-1694-8543E 100-43100-381 Street/Signal Lights $14.81 STIEG ROAD 150-1694-8544E 100-43100-381 Street/Signal Lights $14.81 LARKSPUR LN 150-1694-9986G 500-20390 Ravinia Street Lights $14.81 IRONWOOD LN 150-1695-5954G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 IRONWOOD LN/10ND 150-1695-5955G 500-20436 Pulte Encore - PUD Skch 17-029 *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 10 November 2021 Check Amt CommentInvoice $14.81 JACKPINE/IRONWD 150-1695-5957G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 102ND AVE 150-1695-5961G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 102ND/JACKPINE: 150-1695-5963G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 102ND/JACKPINE: 1501695-5964G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 102ND/JACKPINE: 1501695-5964G 500-20390 Ravinia Street Lights $14.81 COACH HOUSE 150-1695-6350G 500-20390 Ravinia Street Lights $14.81 ANNABELLE LN 150-1695-6352G 500-20390 Ravinia Street Lights $14.81 ANNABELLE LN/ CT 150-1695-6359G 500-20390 Ravinia Street Lights $14.81 ANNABELLE CT 150-1695-7682G 500-20390 Ravinia Street Lights $14.81 COACH HOUSE 1 150-1695-6365G 500-20390 Ravinia Street Lights $0.00 BLACK OAK CT 150-1695-6367G 500-20390 Ravinia Street Lights $0.00 BLACK OAK LN 150-1695-6371G 500-20390 Ravinia Street Lights $0.00 BLACK OAK LN 150-1695-7149G 500-20390 Ravinia Street Lights $0.00 PRAIRIE SAGE LN 150-1695-8126G 500-20390 Ravinia Street Lights $0.00 GLEASON PARKWAY 150-1695-8428G 500-20390 Ravinia Street Lights $0.00 BRIDLE PATH 150-1695-8431G 500-20390 Ravinia Street Lights $0.00 PRAIRIE SAGE LN 105-1695-8432G 500-20390 Ravinia Street Lights $0.00 PRAIRIE SAGE LN 150-1695-8435G 500-20390 Ravinia Street Lights $0.00 PRAIRIE SAGE LN 150-1695-8436G 500-20390 Ravinia Street Lights $0.00 PRAIRIE SAGE LN 150-1695-8438G 500-20390 Ravinia Street Lights $0.00 PRAIRIE SAGE LN 150-1695-8438G 500-20390 Ravinia Street Lights $0.00 GLEASON PKWY 150-1695-9395G 500-20390 Ravinia Street Lights $0.00 GLEASON PKWY 150-1695-9396G 500-20390 Ravinia Street Lights $0.00 GLEASON PKWY 150-1695-9398G 500-20390 Ravinia Street Lights $0.00 IRONWOOD LN 150-1696-6794G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 IRONWOOD LN 150-1696-6797G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 19403 103RD AVE 150-1696-6799G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 19367 103RD AVE 150-1696-6800G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 102ND/103RD 150-1694-7926G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 STIEG ROAD 150-1694-8543G 500-20200 Accounts Payable $0.00 STIEG ROAD 150-1694-8544G 500-20200 Accounts Payable $0.00 LARKSPUR/63RD 150-1694-9986G 500-20200 Accounts Payable $0.00 IRONWOOD LN 150-1695-5954G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 IRONWOOD/10ND 150-1695-5955G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 JACKPINE/IRONWD 150-1695-5957G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 102ND AVE 150-1695-5961G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 102ND/JACKPINE: 150-1695-5963G 500-20436 Pulte Encore - PUD Skch 17-029 $0.00 102ND/JACKPINE: 1501695-5964G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 COACH HOUSE/ANNABELLE 150-1696-7683G 500-20390 Ravinia Street Lights $14.81 COACH HOUSE 150-1695-6351G 500-20390 Ravinia Street Lights $14.81 ANNABELLE LN 150-1695-6352G 500-20390 Ravinia Street Lights $14.81 ANNABELLE LN/ CT 150-1695-7684G 500-20390 Ravinia Street Lights $14.81 ANNABELLE CT 150-1695-6359G 500-20390 Ravinia Street Lights $14.81 COACH HOUSE 1 150-1695-6365G 500-20390 Ravinia Street Lights $14.81 BLACK OAK CT 150-1695-6367G 500-20390 Ravinia Street Lights $14.81 BLACK OAK LN 150-1695-6371G 500-20390 Ravinia Street Lights $14.81 BLACK OAK LN 150-1695-7149G 500-20390 Ravinia Street Lights $14.81 GLEASON PARKWAY 150-1695-8428G 500-20390 Ravinia Street Lights *Check Detail Register© CITY OF CORCORAN 11/17/21 2:10 PM Page 11 November 2021 Check Amt CommentInvoice $14.81 BRIDLE PATH 150-1695-8431G 500-20390 Ravinia Street Lights $14.81 PRAIRIE SAGE LN 105-1695-8432G 500-20390 Ravinia Street Lights $14.81 PRAIRIE SAGE LN 150-1695-8435G 500-20390 Ravinia Street Lights $14.81 PRAIRIE SAGE LN 150-1695-8436G 500-20390 Ravinia Street Lights $14.81 PRAIRIE SAGE LN 150-1695-8438G 500-20390 Ravinia Street Lights $14.81 GLEASON PKWY 150-1695-9395G 500-20390 Ravinia Street Lights $14.81 GLEASON PKWY 150-1695-9396G 500-20390 Ravinia Street Lights $14.81 GLEASON PKWY 150-1695-9398G 500-20390 Ravinia Street Lights $14.81 IRONWOOD LN 150-1696-6794G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 IRONWOOD LN 150-1696-6797G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 19403 103RD AVE 150-1696-6799G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 19367 103RD AVE 150-1696-6800G 500-20436 Pulte Encore - PUD Skch 17-029 $14.81 COACH HOUSE 150-1696-7679G 500-20390 Ravinia Street Lights $14.81 COACH HOUSE 150-1696-7681G 500-20390 Ravinia Street Lights Total WRIGHT HENNEPIN COOP ELECT $3,542.09 XCEL ENERGYPaid Chk# 031480 11/22/2021 $27.02 PW ELECTRICE 100-43100-380 Utility & Services (GENERAL) 754655839 $143.55 STREET LIGHTINGE 100-43100-381 Street/Signal Lights 754782711 Total XCEL ENERGY $170.57 10100 Farmers State Bank $1,057,801.57 Fund Summary 10100 Farmers State Bank 100 GENERAL FUND $239,855.30 305 ASPHALT MAINTENANCE $251,411.49 416 CAPITAL-EQUIPMENT CERTS $5,484.14 427 GLEASON/66TH PARKWAY EXTENSION $19,910.90 429 CORCORAN TRAIL EAST/WEST $7,429.23 500 ESCROW HOLDING FUND $399,674.55 601 WATER $53,232.71 602 SEWER $80,803.25 $1,057,801.57 Page 1 of 15 STAFF REPORT Agenda Item 7c. City Council Meeting: November 22, 2021 Prepared By: Natalie Davis Topic: Nonconformities Section 1030.010 Zoning Ordinance Amendment (City File No. 21- 041) Action Required: Approval 60-Day Review Deadline: N/A 1. Request: Update Section 1030.010 (Non-Conforming Buildings, Structures, Uses and Lots) to bring the ordinance into compliance with Minnesota State Statute 462.357, Subd. 1e. Additionally, update Section 1020.020 (Definitions) to include clear definitions of terms of art used in the Ordinance, including non-conforming lots. 2. Planning Commission Review The Planning Commission reviewed this item at a public hearing on November 4th, 2021. There was no one present to speak on this item. The Planning Commission voted 5-0 to recommend approval of the request. 3. Context: Since 2019, staff identified several priority areas to update within the City Code. One of the priority tasks identified for 2021 was an update to the Nonconformity Section 1030.010 of the Zoning Code as the current ordinance is not in compliance with prevailing Minnesota State Statutes in some areas. Earlier this year it became apparent that the term “nonconforming lot” was not clearly defined in Section 1020.020, and nonconforming lots are excluded in the definition of “non-conforming use.” Typically, the City turns to The Webster’s Dictionary when a definition is not included in the City Code, but this resource also does not specifically define “nonconforming lot.” This left the term “nonconforming lot” open to some interpretation and debate in how to apply the Development Rights Program in tandem with the protections granted under Section 1030.010, Subd. 4 (Non-Conforming Lots). At the June 10, 2021, City Council meeting, staff was directed to update the code to provide a clear definition of “nonconforming lot” going forward. The proposed ordinance update addresses this concern. Additional definitions for terms of art used throughout the proposed ordinance are provided for clarity. 4. Analysis: Page 2 of 15 Section 1020.020 (Definitions) Staff proposes to add eight definitions to 1030.010. Minnesota law provides that any legal nonconformity has a right to continue through repair, replacement, restoration, maintenance, or improvement. State statute does not grant legal nonconformities the right of expansion, but cities may choose to allow expansion by ordinance. Staff believes the terms “replacement,” “restoration,” “improvement,” and “expansion” may leave room for interpretation without clearly defined parameters. Some cities, such as Lakeville, define these terms in the city zoning ordinance. Staff recommends using the following terms of art and definitions: EXPANSION, ENLARGEMENT, OR INTENSIFICATION: Any increase in a dimension, size, area, volume, or height; any increase in the area of use; any placement of a structure or part thereof where none existed before; any addition of a site feature such as a deck, patio, fence, driveway, parking area, or swimming pool; any improvement that would allow the land to be more intensely developed; any move of operations to a new location on the property; any increase in intensity of use based on a review of the original nature, function, or purpose of the nonconforming use, such as the hours of operation, traffic, parking, noise, exterior storage, signs, exterior lighting, types of operations, types of goods or services offered, odors, area of operation, number of employees, and other factors deemed relevant by the city. IMPROVEMENT: Making a legal nonconforming use, structure, or lot better, more efficient, or more aesthetically pleasing, including any change that does not replicate what preexisted, but does not include an expansion, enlargement, or intensification. REPLACEMENT, RECONSTRUCTION, OR RESTORATION: Construction that exactly matches preexisting conditions. While “conditional use” and “use, permitted” are defined in Section 1020.010, “interim use” is not currently defined. Since “interim use” is a term of art used throughout the Zoning Ordinance as well as within the proposed definitions related to nonconformities, staff recommends adding the following language: INTERIM USE: An approved temporary use of property until a particular date or until the occurrence of a particular event. Additionally, staff recommends changing the title of “use, permitted” to “permitted use” for consistency and ease of use going forward. The rest of the definition for permitted use remains unchanged. PERMITTED USE: A public or private use which of itself conforms to the purposes, objectives, requirements, regulations, performances standards of a particular district. The City Code currently defines “use, non-conforming,” but does not include clear definitions of “nonconforming buildings and structures” and “nonconforming lot.” Staff proposes removing the existing definition of “use, non-conforming” to change the title of Page 3 of 15 the definition for ease of use (all definitions that start with “nonconforming” will be located next to each other) as well as provide a more comprehensive definition of the term of art. USE, NON-CONFORMING: A use of land, building or structure lawfully existing at the time of adoption of this Ordinance which does not comply with all the regulations of this Ordinance or any use of land, building or structure lawfully existing prior to the adoption of an amendment of this Ordinance which would not comply with all of the newly adopted regulations. Staff proposes using the following definitions going forward: NONCONFORMING BUILDINGS AND STRUCTURES: Structures which at one time conformed to applicable zoning regulations, but because of subsequent amendments to the Zoning Ordinance no longer conform to applicable yard, height, lot coverage or other dimensions or bulk provisions or do not meet other on-site development standards, such as an insufficient number of parking spaces. NONCONFORMING LOT: A lot of record that was created lawfully based on the access, frontage, area, and other dimensional requirements of the then prevailing Zoning Ordinance, but it no longer meets the minimum requirements after the adoption, revision, or amendment to the requirements of the underlying zoning district. NONCONFORMING USE: The use of land or structures that, as of the effective date of this Code, or applicable amendment thereto, are used for purposes that are not permitted in the zoning district in which they are located. Uses that were specifically authorized as a conditional or interim use are not considered nonconforming uses even if the use is no longer permitted within that zoning district. Such use will continue to be considered a conditional or interim use. Section 1030.010 (Nonconforming Buildings, Structures, Uses, and Lots) In researching examples of city codes that are generally in compliance with Minnesota State Statute 462.357, staff turned to language by Lakeville and St. Cloud as well as the League of Minnesota Cities’ Minnesota Basic Code. Staff believes it more efficient to repeal and replace the existing verbiage of Section 1030.010 as some subdivisions will be completely removed where it is believed the City does not have the authority to implement such provisions and several alterations to organization and language of the Section are proposed. Currently Section 1030.010, Subd. 1 reads as follows: Subd. 1. Conditional Uses and Interim Uses. Any established building, structure, use or lot legally existing prior to March 23, 2004, and which is classified by this Zoning Ordinance as requiring a conditional use permit or interim use permit may be continued in a like fashion and activity and shall automatically be considered as having received conditional use permit or Page 4 of 15 interim use permit approval. However, any change to such use or building shall require a new conditional use permit or interim use permit to be processed according to this Zoning Ordinance. It is not believed that the City has the authority to enforce this provision. Staff proposes replacing Subd. 1 with the following: Subd. 1. General Standards of Applicability A. Authority to Continue Any use, structure, or lot that existed as a lawful nonconformity as of when this Code was adopted on March 23, 2004, and any use, structure, or lot that has been made nonconforming because of the terms of this Code or its subsequent amendments, may continue subject to the provisions of this Ordinance so long as it remains otherwise lawful. A structure or use that is illegal at the time of the adoption of this Code, remains illegal if it does not conform with each and every requirement of this Code. B. Burden on Property Owner to Establish Legality In all cases, the burden of establishing the legality of a nonconformity under the provisions of this Ordinance is upon the property owner of the nonconforming use, structure, or lot. C. Safety Regulations The City may impose upon nonconformities reasonable regulations to prevent and abate nuisances and to protect the public health, welfare, and safety. All police power regulations enacted to promote public health, welfare, and safety including, but not limited to, all building, fire, and health codes, apply to nonconforming structures. The current language of Subd. 2 is focused on nonconforming uses and reads as follows: Subd. 2. Non-conforming Uses. A. Effective Date. The legal use of buildings or land existing at the effective date of this Ordinance, which does not conform to the provisions of this Ordinance may be continued, but shall not be enlarged or increased nor shall it be expanded to occupy a greater area of the building or land occupied at the time of adoption of this Ordinance. Furthermore, a non-conforming use may not be moved to another portion of the land or building. Page 5 of 15 B. Continued Use. Non-conforming uses shall not be expanded, but may be continued at the same size and in the same manner of operation as it existed on the date it became a legal, non-conforming use. C. Changes to Non-Conforming Uses. 1. When a legal, non-conforming use of any structure or land in any district has been changed to a conforming use, it shall not thereafter be changed to any non-conforming use. 2. A legal, non-conforming use of a structure or parcel of land may be changed to lessen the non-conformity of use. Once a non- conforming structure or parcel of land has been changed, it shall not thereafter be so altered to increase the non-conformity. D. Discontinuance. In the event that a non-conforming use of any building or lot is discontinued for a period of one year, the use of the same shall thereafter conform to the regulations of the district in which it is located. E. Normal Maintenance. Maintenance of a building or other structure containing or used by a non-conforming use will be permitted when it includes necessary non-structural repair and incidental alterations which do not extend or intensify the non-conforming building or use. Staff proposes replacing the above language with the below verbiage that removes redundancies from proposed Subd. 1 and clarifies the rights of nonconforming uses within the City as granted by State statute: Subd. 2. Nonconforming Use A. Ordinary Repairs and Maintenance Normal repair, replacement, restoration, maintenance, or improvement may be performed on any structure that is devoted in whole or in part to a nonconforming use, provided it will not create any new nonconformity or increase the intensity, bulk or density of the nonconforming use. B. Structural Alterations Structural alterations to a structure containing a nonconforming use are permitted so long as they do not create any new nonconformity or increase the intensity, bulk or density of the nonconforming use. In addition, the following exceptions apply: Page 6 of 15 1. When the alteration is required by law or is necessary to restore the building or structure to a safe condition upon the order of any official charged with protecting the public safety. 2. When the alteration is for the purpose of bringing the use into conformity. C. Expansion of Use A nonconforming use of land or a structure may not be expanded, enlarged, or intensified, as defined in Section 1020.020. An expansion of a nonconforming use to any land area or structure not currently occupied by such nonconforming use or to any portion of the floor area that was not occupied by such nonconforming use is prohibited. D. Changes to Nonconforming Uses: 1. A change of use is deemed to occur when an existing nonconforming use has been terminated and another use has commenced. Any change in use in violation of the Zoning Ordinance is deemed an abandonment of the previously existing lawful nonconforming use. 2. When a nonconforming use of land or a structure has been changed, in whole or in part, to a conforming use, the whole or part which has been made to conform may not be changed back to a nonconforming use. 3. A nonconforming use of land or a structure may be changed to reduce the nonconformity of use. Once a nonconforming structure or parcel of land has been changed, it shall not thereafter be so altered to increase the nonconformity. E. Discontinuation or Abandonment If a nonconforming use or occupancy is discontinued for a continuous period of one (1) year, such nonconformity or occupancy is deemed to be abandoned and may not be reestablished or resumed regardless of the intent to resume or to continue the use. Any subsequent use of such land or structure must conform to all regulations of the zoning district in which such land or structure is located. The period of such discontinuance caused by government action, uncontrollable events, or other acts without any contributing fault by the user, must not be included in calculating the length of discontinuance for this section. F. Damage or Destruction Page 7 of 15 1. If a structure and/or property devoted in whole or in part to a nonconforming use is damaged or destroyed to the extent of fifty percent (50%) or less of the market value at that time, then the structure and/or property may be repaired, reconstructed, or restored and the nonconforming use continued, provided that no new nonconformities are created and that the existing degree of nonconformity is not increased. A building permit must be obtained for such rebuilding, restoration, repair, or reconstruction within one (1) year of the date of damage or destruction, and construction must be completed within one (1) year of issuance of the building permit. If a building permit is not obtained within one (1) year, then the nonconforming use cannot be continued. 2. If a nonconforming structure and/or property devoted in whole or in part to a nonconforming use is damaged or destroyed to the extent of greater than fifty percent (50%) of its market value at that time and no building permit has been applied for within one-hundred eighty (180) days of when the property is damaged, the nonconformity may not be continued, repaired, or replaced. The City may impose reasonable conditions upon a building permit issued under this section to mitigate any newly created impact on adjacent property. Subd. 3 discusses nonconforming buildings and structures as follows: Subd. 3. Non-Conforming Buildings and Structures. A. Restoration. No legal, non-conforming use, building or structure which has been damaged by fire, explosion, act of God, or other peril, to the extent of greater than 50 percent of its market value, as determined by the City Building Official, and no building permit has been applied for within 180 days of when the property was damaged, shall be restored, except in conformity with the regulations of this Ordinance. B. Alterations. Alteration and normal maintenance to a legal, non- conforming building or structure may be made provided: 1. The alterations do not expand the building size. 2. The alterations do not change the building occupancy capacity or parking demand. 3. The alteration does not increase the non-conformity of the building or the use. C. Expansion of Non-Conforming Buildings or Structures. Page 8 of 15 1. Administrative Approvals. The following expansions of legal, non- conforming buildings and structures may be approved if the Zoning Administrator determines that the building expansion will have no external negative impacts upon adjacent properties or public rights- of-way. a. Expansion of buildings found to be non-conforming only by reason of height, yard setback, or lot coverage area may be permitted provided the structural non-conformity is not increased and the expansion complies with the performance standards of this Ordinance. 2. Conditional Use Permit. Legal, non-conforming commercial, industrial, public, semi-public, and multiple-family structures may be expanded on the same lot by conditional use permit provided: a. The expansion will not increase the non-conformity of the building or site. b. The new building expansion will conform to all the applicable performance standards of this Ordinance. A conditional use permit shall not be issued under this Section for a deviation from other requirements of this Ordinance unless variances are also approved. c. The request for conditional use permit shall be evaluated based on standards and criteria set forth in this Ordinance. The replacement verbiage for Subd. 3 proposes adding limited protection for recently approved (but not yet existing) structures and again clarifies the rights granted to existing nonconforming buildings and structures by State statute. Staff proposes keeping the administrative permit and conditional use permit process that allows expansion of nonconforming buildings and structures under certain conditions. The proposed language is as follows: Subd. 3. Nonconforming Buildings and Structures A. Proposed Structure Any proposed structure that will become nonconforming by amendment of this title but for which a building permit has been lawfully granted prior to the effective date of the amendment, may be completed in accordance with the approved plans; provided Page 9 of 15 construction is started within sixty (60) days of the effective date of the amendment, is not abandoned for a period of more than one hundred twenty (120) days, and continues to completion within two (2) years. The structure shall thereafter be a legal nonconforming structure. B. Ordinary Repairs and Maintenance Normal repair, replacement, restoration, maintenance, or improvement may be performed on any legal nonconforming structure. No repairs or reconstruction are permitted that would create any new nonconformity, increase the degree or intensity of any previously existing nonconformity, or increase the bulk or density of the structure in any manner. C. Structural Alterations Structural alterations to a legal nonconforming building or structure may be made through the building permit process provided: 1. The alterations do not expand the foundation and/or building size (including deck additions), unless specifically allowed by this section; and 2. The alterations do not increase the building occupancy capacity or parking demand; and 3. The alterations do not increase the degree of the nonconforming conditions of the building, site, or the use. D. Expansion of Legal Nonconforming Buildings or Structures 1. Administrative Approvals The Zoning Administrator may approve the following expansions of legal nonconforming buildings and structures after a determination that the building expansion will have no external negative impacts upon adjacent properties or public rights-of-way, and subject to the provision of Corcoran City Code Section 1070.060, Subd. 3.: a. Expansion of buildings found to be non-conforming only by reason of height, yard setback, or lot coverage area may be permitted provided the structural nonconformity is not increased and the expansion complies with the performance standards of the Zoning Ordinance. 2. Conditional Use Permit Page 10 of 15 Legal, nonconforming commercial, industrial, public, semi-public, and multiple-family structures may be expanded on the same lot by conditional use permit provided: a. The expansions will not increase the nonconformity of the building or site; and b. The new building expansion will conform to all the applicable performance standards of the Zoning Ordinance. A conditional use permit shall not be issued under this Section for a deviation from other requirements of the Zoning Ordinance unless variances are also approved; and c. The request for conditional use permit shall be evaluated based on standards and criteria set forth in Corcoran City Code Section 1070.020, Subd. 3. E. Relocation A nonconforming structure may not be relocated, in whole or in part, to any other location on the same lot or parcel unless brought into full compliance with the Zoning Ordinance. A nonconforming structure may be relocated to another lot or parcel if the structure conforms to all regulations of the zoning district in which it is relocated. F. Damage or Destruction 1. If a nonconforming building or structure is damaged or destroyed to the extent of less than fifty percent (50%) of the market value at that time, then the structure and/or property may be repaired, reconstructed, or restored and the nonconforming use continued, provided that no new nonconformities are created and that the existing degree of nonconformity is not increased. A building permit must be obtained for such rebuilding, restoration, repair, or reconstruction within one (1) year of the date of damage or destruction, and construction must be completed within one (1) year of issuance of the building permit. 2. If a nonconforming structure is damaged or destroyed to the extent of greater than fifty percent (50%) of its market value, and no building permit has been applied for within one-hundred eighty (180) days of when the property is damaged, the nonconformity may not be continued, repaired, or replaced. The City may impose reasonable conditions upon a building permit issued under this section in order Page 11 of 15 to mitigate any newly created impact on adjacent property. Subd 4. focuses on nonconforming lots and currently reads as follows: Subd. 4. Non-Conforming Lots. A. Vacant or Redeveloped Lots. 1. A lot or parcel of land for which a deed or contract for deed has been recorded in the office of the Hennepin County Recorder upon, or prior to, the effective date of this Ordinance shall be deemed a buildable lot provided: a. The lot has frontage on a public right-of-way, or is governed by a valid driveway agreement, b. The lot has access to municipal sewer and water if located within the municipal urban service boundary, has an approved well and an approved on-site septic system or is able to provide a well and on-site septic system in compliance with all City and State requirements. c. The setback and yard requirements of the applicable zoning district can be achieved while simultaneously resulting in development that complies with the character and quality of the immediate area and the objectives of the City’s Comprehensive Plan and Zoning Ordinance. 2. The owner must submit a driveway permit to the Public Works director for access to any public street, including new, modified or relocated driveways prior to construction. 3. Lot Combination. If an owner has an interest in more than one lot of record contiguous to other lots of record, all such lots shall be combined to meet the requirements of this Section or the applicable zoning district standards. If sufficient contiguous property is held in one ownership to comply with the standard of the applicable zoning district, then those more restrictive provisions will apply. In no circumstances will there be approval of any proposal for multiple lot developments based upon lots of record, and not conforming to the provisions of the existing zoning district. B. Developed Lots. An existing conforming use on a lot of substandard size and width may be expanded or enlarged if such expansion or enlargement meets all other provisions of this Ordinance. Page 12 of 15 It is believed that the City does not have the authority to implement Subd. 4(A)(3) as written above except for certain lots within the Shoreland Overlay District as specified in State statute. This provision as it applies to nonconforming lots in general has been removed in the replacement language. Additionally, the proposed replacement clarifies that nonconforming lots within the Rural Residential and Urban Reserve District must have a development right in order to develop or redevelop. Further, the rights of nonconforming lots within the Shoreland Overlay District are clarified consistent with State statute. The proposed verbiage is as follows: Subd. 4. Nonconforming Lots A. Vacant or Redeveloped Lots 1. A lot or parcel of land for which a deed or contract for deed has been recorded in the office of the Hennepin County Recorder upon, or prior to, the effective date of this Code shall be deemed a buildable lot provided: a. The lot has frontage on a public right-of-way, or is governed by a valid driveway agreement; and b. The lot has access to municipal sewer and water if located within the municipal urban service boundary, or otherwise has an approved well and an approved on-site septic system or is able to provide a well and on-site septic system in compliance with all City and State requirements; and c. The setback and yard requirements of the applicable zoning district can be achieved while simultaneously resulting in development that complies with the character and quality of the immediate area and the objectives of the City’s Comprehensive Plan and Zoning Ordinance; and d. The lot, if located within the Rural Residential or Urban Reserve districts, has a development right. 2. The owner must apply for and receive a valid driveway permit from the Public Works director for access to any public street, including new, modified, or relocated driveways, prior to construction. B. Developed Lots An existing conforming use on a lot of substandard size and width may be expanded or enlarged if such expansion or enlargement meets all other provisions of the Zoning Ordinance. Page 13 of 15 C. Shoreland Overlay District 1. Nonconforming shoreland lots of record may be allowed as a building site without variances from lot size requirements, subject to the following provisions consistent with Minn. Stat. § 462.357, subd. 1(e) as it may be amended from time to time: a. All structure and septic system setback distance requirements can be met; and b. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer; and c. The impervious surface coverage does not exceed twenty-five percent (25%) of the lot. 2. In a group of two or more contiguous lots of record under a common ownership, an individual lot must be considered a separate parcel of land for the purpose of sale or development, if it meets the following requirements consistent with Minn. Stat. § 462.357, subd. 1(e) as it may be amended from time to time: a. The lot must be at least 66% of the dimensional standard for lot width and lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120; and b. The lot must be connected to a public sewer, if available, or must be suitable for the installation of a Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080; and c. Impervious surface coverage must not exceed twenty-five percent (25%) of each lot; and d. Development of the lot is consistent with the 2040 Comprehensive Plan. 3. A lot unable to meet the requirements of paragraph (2) must be combined with the one or more contiguous lots so they equal one or more conforming lots as much as possible. 4. Notwithstanding paragraph (2), contiguous nonconforming lots of record in shoreland areas under a common ownership must be able Page 14 of 15 to be sold or purchased individually if each lot contained a habitable residential dwelling at the time the lots came under common ownership and the lots are suitable for, or served by, a sewage treatment system consistent with the requirements of Minn. Stat. § 115.55 and Minnesota Rules, chapter 7080, or connected to a public sewer. 5. In evaluating all variances, conditional use permits, building permits, and other land use applications for a nonconforming lot of record, the property owner shall be required, when appropriate, to address storm water runoff management, reducing impervious surfaces, increasing setback, restoration of wetlands of wetlands, vegetative buffers, sewage treatment and water supply capabilities, and other conservation-designed actions. 6. A portion of a conforming lot may be separated from an existing parcel as long as the remainder of the existing parcel meets the lot size and sewage treatment requirements of the zoning district for a new lot and the newly created parcel is combined with an adjacent parcel. Lastly, staff proposes the addition of Subd. 5 to clarify the instances where there are exceptions to rights normally granted to nonconformities. These exceptions are allowed per State statute. The proposed language is as follows: Subd. 5 Exceptions to Nonconformity Regulations A. The City shall regulate the repair, replacement, maintenance, improvement of nonconforming uses, buildings, and structures in floodplain areas to the extent necessary to maintain eligibility in the National Flood Insurance Program and to avoid an increase in flood damage potential or increase the degree of obstruction to flood flows in the floodway. B. The nonconformity provisions of this Ordinance do not prohibit the City from enforcing an ordinance that applies to nonconforming adult uses (adult bookstores, adult theaters, or similar adult use businesses). The City may enact, amend, or enforce and ordinance providing for the elimination or termination of adult uses by amortization, even if such use was lawful at the time of its inception. 5. Recommendation: Move to adopt the following as recommended by the Planning Commission: a. Ordinance 2021-442 Amendment to Sections 1020.020 and 1030.010 b. Resolution 2021-128 Approving Findings of Fact Page 15 of 15 c. Ordinance 2021-443 for Summary Publication Approval of the Zoning Ordinance Amendment and Findings of Fact Resolution requires a 3/5 vote of the City Council. Approval of the Summary Publication Ordinance request a 4/5 vote of the Council. Attachments: 1. Ordinance 2021-442 Amendment to Sections 1020.020 and 1030.010 2. Resolution 2021-128 Approving Findings of Fact 3. Ordinance 2021-443 for Summary Publication 4. Minnesota State Statute 462.357, Subd. 1e. (Nonconformities) 5. Lakeville City Code Chapter 15 (Nonconforming Buildings, Structures and Uses) 6. St. Cloud City Code Article 20 (Nonconformities) 7. League of Minnesota Cities’s “The Minnesota Basic Code” Section 151.58 (Nonconforming Uses) City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 1 of 8 Motion By: Seconded By: AN ORDINANCE AMENDING THE TEXT OF SECTIONS 1020.020 AND 1030.010 OF THE ZONING ORDINANCE OF THE CORCORAN CITY CODE RELATED TO NONCONFORMING BUILDINGS, STRUCTURES, USES, AND LOTS (CITY FILE 21- 041) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Section 1020.020 of the Corcoran City Code is hereby amended by removing the stricken material and adding the underlined material as follows: 1020.020 - DEFINITIONS EXPANSION, ENLARGEMENT, OR INTENSIFICATION: Any increase in a dimension, size, area, volume, or height; any increase in the area of use; any placement of a structure or part thereof where none existed before; any addition of a site feature such as a deck, patio, fence, driveway, parking area, or swimming pool; any improvement that would allow the land to be more intensely developed; any move of operations to a new location on the property; any increase in intensity of use based on a review of the original nature, function, or purpose of the nonconforming use, such as the hours of operation, traffic, parking, noise, exterior storage, signs, exterior lighting, types of operations, types of goods or services offered, odors, area of operation, number of employees, and other factors deemed relevant by the city. INTERIM USE: An approved temporary use of property until a particular date or until the occurrence of a particular event. IMPROVEMENT: Making a legal nonconforming use, structure, or lot better, more efficient, or more aesthetically pleasing, including any change that does not replicate what preexisted, but does not include an expansion, enlargement, or intensification. NONCONFORMING BUILDINGS AND STRUCTURES: Structures which at one time conformed to applicable zoning regulations, but because of subsequent amendments to the Zoning Ordinance no longer conform to applicable yard, height, lot coverage or other dimensions or bulk provisions or do not meet other on-site development standards, such as an insufficient number of parking spaces. NONCONFORMING LOT: A lot of record that was created lawfully based on the access, frontage, area, and other dimensional requirements of the then prevailing Zoning Ordinance, but it no longer meets the minimum requirements after the adoption, revision, or amendment to the requirements of the underlying zoning district. NONCONFORMING USE: The use of land or structures that, as of the effective date of this Code, or applicable amendment thereto, are used for purposes that are not permitted in the zoning district in which they are located. Uses that were specifically authorized as a conditional or interim use are not considered non-conforming uses even if the use is no longer permitted within that zoning district. Such use will continue to be considered a conditional or interim use. City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 2 of 8 PERMITTED USE: A public or private use which of itself conforms to the purposes, objectives, requirements, regulations, performances standards of a particular district. REPLACEMENT, RECONSTRUCTION, OR RESTORATION: Construction that exactly matches preexisting conditions. USE, NON-CONFORMING: A use of land, building or structure lawfully existing at the time of adoption of this Ordinance which does not comply with all the regulations of this Ordinance or any use of land, building or structure lawfully existing prior to the adoption of an amendment of this Ordinance which would not comply with all of the newly adopted regulations. USE, PERMITTED: A public or private use which of itself conforms to the purposes, objectives, requirements, regulations, performance standards of a particular district. SECTION 2. Amendment of the City Code. The text of Section 1030.010 of the Corcoran City Code is hereby repealed and replaced by the underlined material as follows: 1030.010 - NONCONFORMING BUILDINGS, STRUCTURES, USES, AND LOTS Subd. 1. General Standards of Applicability A. Authority to Continue Any use, structure, or lot that existed as a lawful nonconformity as of when this Code was adopted on March 23, 2004, and any use, structure, or lot that has been made nonconforming because of the terms of this Code or its subsequent amendments, may continue subject to the provisions of this Ordinance so long as it remains otherwise lawful. A structure or use that is illegal at the time of the adoption of this Code, remains illegal if it does not conform with each and every requirement of this Code. B. Burden on Property Owner to Establish Legality In all cases, the burden of establishing the legality of a nonconformity under the provisions of this Ordinance is upon the property owner of the nonconforming use, structure, or lot. C. Safety Regulations The City may impose upon nonconformities reasonable regulations to prevent and abate nuisances and to protect the public health, welfare, and safety. All police power regulations enacted to promote public health, welfare, and safety including, but not limited to, all building, fire, and health codes, apply to nonconforming structures. Subd. 2. Nonconforming Use A. Ordinary Repairs and Maintenance Normal repair, replacement, restoration, maintenance, or improvement may be performed on any structure that is devoted in whole or in part to a nonconforming use, provided it will not create any new nonconformity or City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 3 of 8 increase the intensity, bulk or density of the nonconforming use. B. Structural Alterations Structural alterations to a structure containing a nonconforming use are permitted so long as they do not create any new nonconformity or increase the intensity, bulk or density of the nonconforming use. In addition, the following exceptions apply: 1. When the alteration is required by law or is necessary to restore the building or structure to a safe condition upon the order of any official charged with protecting the public safety. 2. When the alteration is for the purpose of bringing the use into conformity. C. Expansion of Use A nonconforming use of land or a structure may not be expanded, enlarged, or intensified, as defined in Section 1020.020. An expansion of a nonconforming use to any land area or structure not currently occupied by such nonconforming use or to any portion of the floor area that was not occupied by such nonconforming use is prohibited. D. Changes to Nonconforming Uses: 1. A change of use is deemed to occur when an existing nonconforming use has been terminated and another use has commenced. Any change in use in violation of the Zoning Ordinance is deemed an abandonment of the previously existing lawful nonconforming use. 2. When a nonconforming use of land or a structure has been changed, in whole or in part, to a conforming use, the whole or part which has been made to conform may not be changed back to a nonconforming use. 3. A nonconforming use of land or a structure may be changed to reduce the nonconformity of use. Once a nonconforming structure or parcel of land has been changed, it shall not thereafter be so altered to increase the nonconformity. E. Discontinuation or Abandonment If a nonconforming use or occupancy is discontinued for a continuous period of one (1) year, such nonconformity or occupancy is deemed to be abandoned and may not be reestablished or resumed regardless of the intent to resume or to continue the use. Any subsequent use of such land or structure must conform to all regulations of the zoning district in which such land or structure is located. The period of such discontinuance caused by government action, uncontrollable events, or other acts without any contributing fault by the user, must not be included in calculating the length of discontinuance for this section. F. Damage or Destruction 1. If a structure and/or property devoted in whole or in part to a nonconforming use is damaged or destroyed to the extent of fifty percent (50%) or less of the City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 4 of 8 market value at that time, then the structure and/or property may be repaired, reconstructed, or restored and the nonconforming use continued, provided that no new nonconformities are created and that the existing degree of nonconformity is not increased. A building permit must be obtained for such rebuilding, restoration, repair, or reconstruction within one (1) year of the date of damage or destruction, and construction must be completed within one (1) year of issuance of the building permit. If a building permit is not obtained within one (1) year, then the nonconforming use cannot be continued. 2. If a nonconforming structure and/or property devoted in whole or in part to a nonconforming use is damaged or destroyed to the extent of greater than fifty percent (50%) of its market value at that time and no building permit has been applied for within one-hundred eighty (180) days of when the property is damaged, the nonconformity may not be continued, repaired, or replaced. The City may impose reasonable conditions upon a building permit issued under this section to mitigate any newly created impact on adjacent property. Subd. 3. Nonconforming Buildings and Structures A. Proposed Structure Any proposed structure that will become nonconforming by amendment of this title but for which a building permit has been lawfully granted prior to the effective date of the amendment, may be completed in accordance with the approved plans; provided construction is started within sixty (60) days of the effective date of the amendment, is not abandoned for a period of more than one hundred twenty (120) days, and continues to completion within two (2) years. The structure shall thereafter be a legal nonconforming structure. B. Ordinary Repairs and Maintenance Normal repair, replacement, restoration, maintenance, or improvement may be performed on any legal nonconforming structure. No repairs or reconstruction are permitted that would create any new nonconformity, increase the degree or intensity of any previously existing nonconformity, or increase the bulk or density of the structure in any manner. C. Structural Alterations Structural alterations to a legal nonconforming building or structure may be made through the building permit process provided: 1. The alterations do not expand the foundation and/or building size (including deck additions), unless specifically allowed by this section; and 2. The alterations do not increase the building occupancy capacity or parking demand; and 3. The alterations do not increase the degree of the nonconforming conditions of the building, site, or the use. D. Expansion of Legal Nonconforming Buildings or Structures 1. Administrative Approvals City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 5 of 8 The Zoning Administrator may approve the following expansions of legal nonconforming buildings and structures after a determination that the building expansion will have no external negative impacts upon adjacent properties or public rights-of-way, and subject to the provision of Corcoran City Code Section 1070.060, Subd. 3.: a. Expansion of buildings found to be non-conforming only by reason of height, yard setback, or lot coverage area may be permitted provided the structural nonconformity is not increased and the expansion complies with the performance standards of the Zoning Ordinance. 2. Conditional Use Permit Legal, nonconforming commercial, industrial, public, semi-public, and multiple-family structures may be expanded on the same lot by conditional use permit provided: a. The expansions will not increase the nonconformity of the building or site; and b. The new building expansion will conform to all the applicable performance standards of the Zoning Ordinance. A conditional use permit shall not be issued under this Section for a deviation from other requirements of the Zoning Ordinance unless variances are also approved; and c. The request for conditional use permit shall be evaluated based on standards and criteria set forth in Corcoran City Code Section 1070.020, Subd. 3. E. Relocation A nonconforming structure may not be relocated, in whole or in part, to any other location on the same lot or parcel unless brought into full compliance with the Zoning Ordinance. A nonconforming structure may be relocated to another lot or parcel if the structure conforms to all regulations of the zoning district in which it is relocated. F. Damage or Destruction 1. If a nonconforming building or structure is damaged or destroyed to the extent of less than fifty percent (50%) of the market value at that time, then the structure and/or property may be repaired, reconstructed, or restored and the nonconforming use continued, provided that no new nonconformities are created and that the existing degree of nonconformity is not increased. A building permit must be obtained for such rebuilding, restoration, repair, or reconstruction within one (1) year of the date of damage or destruction, and construction must be completed within one (1) year of issuance of the building permit. 2. If a nonconforming structure is damaged or destroyed to the extent of greater than fifty percent (50%) of its market value, and no building permit has been applied for within one-hundred eighty (180) days of when the property is City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 6 of 8 damaged, the nonconformity may not be continued, repaired, or replaced. The City may impose reasonable conditions upon a building permit issued under this section in order to mitigate any newly created impact on adjacent property. Subd. 4. Nonconforming Lots A. Vacant or Redeveloped Lots 1. A lot or parcel of land for which a deed or contract for deed has been recorded in the office of the Hennepin County Recorder upon, or prior to, the effective date of this Code shall be deemed a buildable lot provided: a. The lot has frontage on a public right-of-way, or is governed by a valid driveway agreement; and b. The lot has access to municipal sewer and water if located within the municipal urban service boundary, or otherwise has an approved well and an approved on-site septic system or is able to provide a well and on-site septic system in compliance with all City and State requirements; and c. The setback and yard requirements of the applicable zoning district can be achieved while simultaneously resulting in development that complies with the character and quality of the immediate area and the objectives of the City’s Comprehensive Plan and Zoning Ordinance; and d. The lot, if located within the Rural Residential or Urban Reserve districts, has a development right. 2. The owner must apply for and receive a valid driveway permit from the Public Works director for access to any public street, including new, modified, or relocated driveways, prior to construction. B. Developed Lots An existing conforming use on a lot of substandard size and width may be expanded or enlarged if such expansion or enlargement meets all other provisions of the Zoning Ordinance. C. Shoreland Overlay District 1. Nonconforming shoreland lots of record may be allowed as a building site without variances from lot size requirements, subject to the following provisions consistent with Minn. Stat. § 462.357, subd. 1(e) as it may be amended from time to time: a. All structure and septic system setback distance requirements can be met; and b. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 7 of 8 sewer; and c. The impervious surface coverage does not exceed twenty-five percent (25%) of the lot. 2. In a group of two or more contiguous lots of record under a common ownership, an individual lot must be considered a separate parcel of land for the purpose of sale or development, if it meets the following requirements consistent with Minn. Stat. § 462.357, subd. 1(e) as it may be amended from time to time: a. The lot must be at least 66% of the dimensional standard for lot width and lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120; and b. The lot must be connected to a public sewer, if available, or must be suitable for the installation of a Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080; and c. Impervious surface coverage must not exceed twenty-five percent (25%) of each lot; and d. Development of the lot is consistent with the 2040 Comprehensive Plan. 3. A lot unable to meet the requirements of paragraph (2) must be combined with the one or more contiguous lots so they equal one or more conforming lots as much as possible. 4. Notwithstanding paragraph (2), contiguous nonconforming lots of record in shoreland areas under a common ownership must be able to be sold or purchased individually if each lot contained a habitable residential dwelling at the time the lots came under common ownership and the lots are suitable for, or served by, a sewage treatment system consistent with the requirements of Minn. Stat. § 115.55 and Minnesota Rules, chapter 7080, or connected to a public sewer. 5. In evaluating all variances, conditional use permits, building permits, and other land use applications for a nonconforming lot of record, the property owner shall be required, when appropriate, to address storm water runoff management, reducing impervious surfaces, increasing setback, restoration of wetlands of wetlands, vegetative buffers, sewage treatment and water supply capabilities, and other conservation-designed actions. 6. A portion of a conforming lot may be separated from an existing parcel as long as the remainder of the existing parcel meets the lot size and sewage treatment requirements of the zoning district for a new lot and the newly created parcel is combined with an adjacent parcel. Subd. 5 Exceptions to Nonconformity Regulations A. The City shall regulate the repair, replacement, maintenance, improvement of nonconforming uses, buildings, and structures in floodplain areas to the extent necessary to maintain eligibility in the National Flood Insurance Program and to City of Corcoran County of Hennepin State of Minnesota November 22, 2021 ORDINANCE NO. 2021-442 Page 8 of 8 avoid an increase in flood damage potential or increase the degree of obstruction to flood flows in the floodway. B. The nonconformity provisions of this Ordinance do not prohibit the City from enforcing an ordinance that applies to nonconforming adult uses (adult bookstores, adult theaters, or similar adult use businesses). The City may enact, amend, or enforce and ordinance providing for the elimination or termination of adult uses by amortization, even if such use was lawful at the time of its inception. SECTION 3. Effective Date This Ordinance shall be in full force and effect upon its adoption. ADOPTED by the City Council on the 22nd day of November 2021. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Tom McKee - Mayor ATTEST: City Seal Jessica Beise – Administrative Services Director City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-128 Page 1 of 2 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING SECTIONS 1020.020 AND 1030.010 OF THE ZONING ORDINANCE OF THE CORCORAN CITY CODE REALTED TO NONCONFORMING BUILDINGS, STRUCTURES, USES, AND LOTS (CITY FILE 21-041) WHEREAS, Minn. Stat. § 462.357, Subd. 1e was revised in 2004, 2005, and 2009 to clarify protections for nonconformities; and WHEREAS, Section 1030.010 of the City Code has not been updated since it was enacted on March 23, 2004; and WHEREAS, City staff recommends repealing and replacing Section 1030.010 of the City Code; and WHEREAS, the amended definitions to Section 1020.020 of the City Code provide clarity as to the proper interpretation of terms of art in Section 1030.010 of the City Code; and WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Corcoran, Minnesota, that it does approve an amendment to Title X (Zoning Ordinance) of the City Code to amend the regulation of nonconforming buildings, structures, uses, and lots, based on the following findings: 1. The amendments are consistent with Minn. Stat. § 462.357, Subd. 1e. 2. The amendments are consistent with other City Code standards and City policies. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-128 Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this 22nd day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November 22, 2021 County of Hennepin State of Minnesota ORDINANCE NO. 2021-443 Page 1 of 1 Motion By: Seconded By: SUMMARY OF ORDINANCE NO. 2021-442 AN ORDINANCE AMENDING THE TEXT OF SECTIONS 1020.020 AND 1030.010 OF THE ZONING ORDINANCE OF THE CORCORAN CITY CODE RELATED TO NONCONFORMING BUILDINGS, STRUCTURES, USES, AND LOTS (CITY FILE 21-041) The text of Title X (Zoning Ordinance) of the City Code of the City of Corcoran, Minnesota, is hereby amended with revised definitions and provisions for nonconforming buildings, structures, uses, and lots. A printed copy of the entire amendment is available for inspection by any person at City Hall during the City Clerk’s regular office hours. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of November 2021. Tom McKee – Mayor ATTEST: City Seal Jessica Beise – Administrative Services Director Page 1 of 2 2020 Minnesota Statutes 462.357, Subd. 1e. Nonconformities. (a) Except as otherwise provided by law, any nonconformity, including the lawful use or occupation of land or premises existing at the time of the adoption of an additional control under this chapter, may be continued, including through repair, replacement, restoration, maintenance, or improvement, but not including expansion, unless: (1) the nonconformity or occupancy is discontinued for a period of more than one year; or (2) any nonconforming use is destroyed by fire or other peril to the extent of greater than 50 percent of its estimated market value, as indicated in the records of the county assessor at the time of damage, and no building permit has been applied for within 180 days of when the property is damaged. In this case, a municipality may impose reasonable conditions upon a zoning or building permit in order to mitigate any newly created impact on adjacent property or water body. When a nonconforming structure in the shoreland district with less than 50 percent of the required setback from the water is destroyed by fire or other peril to greater than 50 percent of its estimated market value, as indicated in the records of the county assessor at the time of damage, the structure setback may be increased if practicable and reasonable conditions are placed upon a zoning or building permit to mitigate created impacts on the adjacent property or water body. (b) Any subsequent use or occupancy of the land or premises shall be a conforming use or occupancy. A municipality may, by ordinance, permit an expansion or impose upon nonconformities reasonable regulations to prevent and abate nuisances and to protect the public health, welfare, or safety. This subdivision does not prohibit a municipality from enforcing an ordinance that applies to adults-only bookstores, adults- only theaters, or similar adults-only businesses, as defined by ordinance. (c) Notwithstanding paragraph (a), a municipality shall regulate the repair, replacement, maintenance, improvement, or expansion of nonconforming uses and structures in floodplain areas to the extent necessary to maintain eligibility in the National Flood Insurance Program and not increase flood damage potential or increase the degree of obstruction to flood flows in the floodway. (d) Paragraphs (d) to (j) apply to shoreland lots of record in the office of the county recorder on the date of adoption of local shoreland controls that do not meet the requirements for lot size or lot width. A municipality shall regulate the use of nonconforming lots of record and the repair, replacement, maintenance, improvement, or expansion of nonconforming uses and structures in shoreland areas according to paragraphs (d) to (j). (e) A nonconforming single lot of record located within a shoreland area may be allowed as a building site without variances from lot size requirements, provided that: (1) all structure and septic system setback distance requirements can be met; Page 2 of 2 (2) a Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer; and (3) the impervious surface coverage does not exceed 25 percent of the lot. (f) In a group of two or more contiguous lots of record under a common ownership, an individual lot must be considered as a separate parcel of land for the purpose of sale or development, if it meets the following requirements: (1) the lot must be at least 66 percent of the dimensional standard for lot width and lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120; (2) the lot must be connected to a public sewer, if available, or must be suitable for the installation of a Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, and local government controls; (3) impervious surface coverage must not exceed 25 percent of each lot; and (4) development of the lot must be consistent with an adopted comprehensive plan. (g) A lot subject to paragraph (f) not meeting the requirements of paragraph (f) must be combined with the one or more contiguous lots so they equal one or more conforming lots as much as possible. (h) Notwithstanding paragraph (f), contiguous nonconforming lots of record in shoreland areas under a common ownership must be able to be sold or purchased individually if each lot contained a habitable residential dwelling at the time the lots came under common ownership and the lots are suitable for, or served by, a sewage treatment system consistent with the requirements of section 115.55 and Minnesota Rules, chapter 7080, or connected to a public sewer. (i) In evaluating all variances, zoning and building permit applications, or conditional use requests, the zoning authority shall require the property owner to address, when appropriate, storm water runoff management, reducing impervious surfaces, increasing setback, restoration of wetlands, vegetative buffers, sewage treatment and water supply capabilities, and other conservation-designed actions. (j) A portion of a conforming lot may be separated from an existing parcel as long as the remainder of the existing parcel meets the lot size and sewage treatment requirements of the zoning district for a new lot and the newly created parcel is combined with an adjacent parcel. CHAPTER 15 NONCONFORMING BUILDINGS, STRUCTURES AND USES SECTION: 11-15-1: Purpose 11-15-3: General Provisions 11-15-5: Nonconforming Uses 11-15-7: Nonconforming Buildings And Structures 11-15-9: Nonconforming Lots 11-15-1: PURPOSE: It is the purpose of this chapter to provide for the regulation of nonconforming buildings, structures and uses and to specify those requirements, circumstances and conditions under which nonconforming buildings, structures and uses will be operated and maintained. This zoning title establishes separate districts, each of which is an appropriate area for the location of uses which are permitted in that district. It is necessary and consistent with the establishment of these districts that nonconforming buildings, structures and uses not be permitted to continue without restriction. Furthermore, it is the intent of this chapter that all nonconforming uses shall be eventually brought into conformity. (Ord. 674, sec. 1, 7-17-2000) 11-15-3: GENERAL PROVISIONS: A. Conditional Uses/Interim Uses/Uses By Administrative Permit: Any legal nonconforming structure or use that is herein classified as a conditional use, interim use, or use by administrative permit may be continued in like fashion and activity and shall automatically be considered as having received the applicable approval. Any change to such a use, including, but not limited to, building and/or site alteration, shall however require a new permit be processed according to this title. (Ord. 867, sec. 18, 5-17-2010) B. Moving Nonconforming Buildings: Subject to section 11-17-25 of this title, no nonconforming building, structure or use shall be moved to another lot or to any other part of the parcel of land upon which the same was constructed or was conducted at the time it became a legal nonconformity, unless such movement will reduce the nonconformity. (Ord. 867, sec. 19, 5-17-2010) C. Subdivision: No parcel of land or portion thereof shall be subdivided if such action results in buildings and/or uses becoming nonconforming. (Ord. 674, sec. 1, 7-17-2000) D. Continuance Of Legal Nonconformity: Any legal nonconformity, including the lawful use or occupation of land or premises existing at the time of the adoption of an additional control under this chapter, may be continued, including through repair, replacement, restoration, maintenance, or improvement, but not including expansion, except as specifically provided in this chapter, unless: 1. The nonconformity or occupancy is discontinued for a period of more than one year; or 2. Any nonconforming use is destroyed by fire or other peril to the extent of greater than fifty percent (50%) of its market value, and no building permit has been applied for within one hundred eighty (180) days of when the property is damaged. In this case, the city of Lakeville may impose reasonable conditions upon a building permit in order to mitigate any newly created impact on adjacent property. 3. Any subsequent use or occupancy of the land or premises shall be a conforming use or occupancy. (Ord. 867, sec. 20, 5-17-2010) E. Definitions: For the purposes of this section, the following terms shall be defined as follows: EXPANSION, ENLARGEMENT, OR INTENSIFICATION: Any increase in a dimension, size, area, volume, or height, any increase in the area of use, any placement of a structure or part thereof where none existed before, any addition of a site feature such as a deck, patio, fence, driveway, parking area, or swimming pool, any improvement that would allow the land to be more intensely developed, any move of operations to a new location on the property, or any increase in intensity of use based on a review of the original nature, function or purpose of the nonconforming use, the hours of operation, traffic, parking, noise, exterior storage, signs, exterior lighting, types of operations, types of goods or services offered, odors, area of operation, number of employees, and other factors deemed relevant by the city. IMPROVEMENT: Making the nonconforming use better, more efficient, or more aesthetically pleasing, including any change that does not replicate what preexisted, but does not include an expansion, enlargement, or intensification. REPLACEMENT, RECONSTRUCTION OR RESTORATION: Construction that exactly matches preexisting conditions. (Ord. 867, sec. 21, 5-17-2010) 11-15-5: NONCONFORMING USES: A. Effective Date: (Rep. by Ord. 815, sec. 2, 12-18-2006) B. Changes To Nonconforming Uses: 1. When a legal nonconforming use of any structure or parcel of land in any district has been changed to a conforming use, it shall not thereafter be changed to any nonconforming use. 2. A legal nonconforming use of a structure or parcel of land may be changed to reduce the nonconformity of use. Once a nonconforming structure or parcel of land has been changed, it shall not thereafter be so altered to increase the nonconformity. (Ord. 867, sec. 22, 5-17-2010) C. Discontinuance: (Rep. by Ord. 815, sec. 2, 12-18-2006) D. Normal Maintenance: Maintenance of a building or other structure containing or used by a nonconforming use will be allowed when it includes necessary nonstructural repair and incidental alterations which do not extend or intensify the nonconforming building or use. (Ord. 674, sec. 1, 7-17- 2000) 11-15-7: NONCONFORMING BUILDINGS AND STRUCTURES: A. Proposed Structure: Any proposed structure that will become nonconforming by amendment of this title but for which a building permit has been lawfully granted prior to the effective date of the amendment, may be completed in accordance with the approved plans; provided construction is started within sixty (60) days of the effective date of the amendment, is not abandoned for a period of more than one hundred twenty (120) days, and continues to completion within two (2) years. The structure shall thereafter be a legal nonconforming structure. B. Alterations: Alteration and normal maintenance to a legal nonconforming building or structure may be made through the building permit process provided: 1. The alterations do not expand the foundation and/or building size (including deck additions), unless specifically allowed by this title. 2. The alterations do not increase the building occupancy capacity or parking demand. 3. The alteration does not increase the degree of the nonconforming condition of the building, site or the use. C. Expansion Of Legal Nonconforming Buildings Or Structures: 1. Administrative Approvals: Except in the environmental protection districts, the following expansions of legal nonconforming single- and two-family residential buildings may be approved through the administrative permit process by the zoning administrator subject to the provisions of chapter 8 of this title. The zoning administrator shall make a determination that the building expansion will comply with the intent and purpose of this chapter and this title. a. Expansion of principal buildings found to be nonconforming only by reason of height and yard setback may be allowed provided the expansion complies with the performance standards of this title. b. Expansion of nonconforming detached accessory structures shall not be allowed. 2. Conditional Use Permit: Legal nonconforming commercial, industrial, public, semipublic, and multiple-family residential principal structures may be expanded on the same lot by conditional use permit provided: a. The expansion will not increase the nonconformity of the building or site. b. The new building expansion will conform to all the applicable performance standards of this title. A conditional use permit shall not be issued under this chapter for a deviation from other requirements of this title unless variances are also approved. c. The request for conditional use permit shall be evaluated based on standards and criteria set forth in subsection 11-4-3E and section 11-4-7 of this title. (Ord. 867, sec. 23, 5-17-2010) 11-15-9: NONCONFORMING LOTS: A. General Restriction: No building, structure or use shall be erected, constructed or established on a nonconforming lot unless a variance is granted by the City, except as otherwise provided for by this title. B. Required Merger Of Common Ownership Lots: Except as provided for in section 11-102-15 of this title or as may otherwise be allowed pursuant to this chapter, if in a group of two (2) or more contiguous lots or parcels of land owned or controlled by the same person, any individual lot or parcel is nonconforming as to lot width, lot area, or lot frontage such individual lot or parcel shall not be sold or developed as a separate parcel of land, but shall be combined with adjacent lots or parcels under the same ownership or control so that the combination of lots or parcels will equal one (1) or more zoning lots each meeting the full lot requirements of this title lessening the nonconformity. 1. The designation of a zoning lot pursuant to this section shall be approved by the Zoning Administrator if the zoning lot complies with the lot requirements of the district in which it is located and will have a single tax identification number. 2. Interior lot lines within a designated zoning lot shall be disregarded in applying setbacks and other zoning ordinance standards. 3. The subdivision of a designated zoning lot shall be in accordance with title 10 of this Code. (Ord. 867, sec. 24, 5-17-2010) C. Vacant Or Redeveloped Lots: Except in environmental protection districts established in chapter 45 of this title, legal, nonconforming, vacant lots of record may be developed for single- family detached dwellings upon approval of a conditional use permit, provided that: 1. Legally Established: The lot in question was legally established in accordance with requirements of this title. 2. Allowed Use: Single-family residential dwellings are an allowed use within the base zoning district. 3. Minimum Lot Size: a. Sewered Lots: A legal nonconforming lot having direct access, as determined by the City Engineer, to Municipal sewer shall be considered buildable provided measurements for lot area and/or width meet minimum requirements or are sixty six percent (66%) of the requirement of the base zoning district. b. Unsewered Lots: A legal nonconforming lot not having access to Municipal sewer shall be considered buildable provided it complies with section 11-17-19 of this title. c. Shoreland Overlay District: The lot shall not have more than twenty five percent (25%) impervious surface if located within the Shoreland Overlay District. 4. Access: The lot in question has frontage on and will directly access an improved public street. 5. Health Concerns: Public health concerns (potable water and sanitary sewer) can be adequately addressed. 6. Setback And Yard Requirements: The setback and yard requirements of the base zoning district can be achieved while simultaneously resulting in development which complies with the character and general design of the immediate area and the objectives of the Comprehensive Plan and this title. (Ord. 979, 5-15-2017) D. Developed Lots: An existing conforming use on a lot of substandard size and/or width may be expanded or enlarged if such expansion or enlargement meets all other provisions of this title. (Ord. 867, sec. 24, 5-17-2010) Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 1 Nonconformities Article 20. Nonconformities 20.1 PURPOSE 20.2 GENERAL STANDARDS OF APPLICABILITY 20.3 NONCONFORMING USE 20.4 NONCONFORMING STRUCTURES 20.5 NONCONFORMING LOTS OF RECORD 20.6 NONCONFORMING SIGNS 20.1 PURPOSE The purpose of this Article is to provide for the regulation of nonconforming uses, structures and lots, and to specify those circumstances and conditions under which nonconforming structures and uses must be eliminated. 20.2 GENERAL STANDARDS OF APPLICABILITY A. Authority to Continue Any use, structure or lot that existed as a lawful nonconformity at the time of the adoption of this Code, and any use, structure or lot that has been made nonconforming because of the terms of this Code or its subsequent amendments, may continue subject to the provisions of this Article so long as it remains otherwise lawful. A structure or use that is illegal at the time of the adoption of this Code, remains illegal if it does not conform with each and every requirement of this Code. B. Burden on Property Owner to Establish Legality In all cases, the burden of establishing the legality of a nonconformity under the provisions of this Code is upon the property owner of the nonconforming use, structure or lot. C. Safety Regulations The City may permit an expansion to a nonconforming use, in accordance with Section 20.3.D.2 below, or impose upon nonconformities reasonable regulations to prevent and abate nuisances and to protect the public health, welfare and safety. All police power regulations enacted to promote public health, welfare and safety including, but not limited to, all building, fire and health codes, apply to nonconforming structures. D. Exceptions to Nonconformity Regulations 1. The City shall regulate the repair, replacement, maintenance, improvement or expansion of nonconforming uses and structures in floodplain areas to the extent necessary to maintain eligibility in the National Flood Insurance Program and to avoid an increase in flood damage potential or increase the degree of obstruction to flood flows in the floodway. 2. The nonconformity provisions of this Article do not prohibit the City from enforcing an ordinance that applies to nonconforming adult uses (adult bookstores, adult theaters or similar adult use businesses). The City may enact, amend or enforce an ordinance providing for the elimination or Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 2 Nonconformities termination of adult uses (adult bookstores, adult theaters or similar adult use businesses) by amortization, even if such use was lawful at the time of its inception. 20.3 NONCONFORMING USE A. Definition of Nonconforming Use A nonconforming use is the use of land or structures that, as of the effective date of this Code, or amendment thereto, are used for purposes that are not permitted in the zoning district in which they are located. Uses that were specifically authorized as a conditional use are not considered nonconforming uses even if the use is no longer permitted within that zoning district. Such use will be considered a conditional use. B. Ordinary Repairs and Maintenance Normal repair, replacement, restoration, maintenance or improvement may be performed on any structure that is devoted in whole or in part to a nonconforming use, provided it will not create any new nonconformity or increase the bulk or density of the nonconforming use. C. Structural Alterations Structural alterations to a structure containing a nonconforming use are permitted so long as they do not create any new nonconformity or increase the bulk or density of the nonconforming use. In addition, the following exceptions apply: 1. When the alteration is required by law or is necessary to restore the building or structure to a safe condition upon the order of any official charged with protecting the public safety. 2. When the alteration is for the purpose of bringing the use into conformity. D. Expansion of Use 1. Unless a nonconforming use is granted a special exceptions permit per Article 4.17 of the Land Development Code, a nonconforming use of land or a structure may not be expanded. An expansion of a nonconforming use to any land area or structure not currently occupied by such nonconforming use or to any portion of the floor area that was not occupied by such nonconforming use is prohibited. 2. In certain cases, nonconforming uses may be permitted to expand where it can be shown that such action will not be harmful and will be beneficial to the surrounding properties, the neighborhood and the community. An exception, granted by ordinance, may be issued for an existing nonconforming use by the Zoning Board of Appeals only where the applicant demonstrates that the proposed activity will comply with all of the following criteria. a. Standards for Approval i. The use occurs entirely within an existing site. ii. The use is not detrimental or injurious to other uses permitted within the district. Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 3 Nonconformities iii. The use is appropriate and consistent with the general welfare of the community and the enjoyment of adjacent property. iv. The off-street parking is adequate to serve the use. v. The use is in substantial agreement with the Comprehensive Plan. vi. Hardship would result if the use were not allowed to expand. vii. Rezoning the property would result in “spot zoning” or zoning inappropriate to surrounding land uses. viii. The minimum zoning standards applicable to the zoning in which the nonconforming use is located apply. b. Eligibility Only the following nonconforming uses are eligible: i. Single-family, two-family, multi-family and townhouse residential, lodging house, fraternity or sorority house, residential facility or temporary shelter facility located in a commercial district. ii. Any commercial use in an industrial district. iii. Uses permitted in the I-1 District, except for solid waste handling facilities, located in a C-5 District. iv. General, medical and dental office uses in residential districts. v. Music, art, photographic, and interior decorating studios in all residential districts and the C- 1 District. vi. Private schools for dance, music, physical sciences and similar disciplines located in all residential districts and the C-1 District. vii. Any residential use in an industrial district. E. Change of Use Unless a nonconforming use is granted a special exceptions permit per Article 4.17 of the Land Development Code, a nonconforming use must not be changed to any use, other than one permitted within the zoning district in which it is located. When such a nonconforming use has been changed, in whole or in part, to a conforming use, the whole or part which has been made to conform may not be changed back to a nonconforming use. A change of use is deemed to occur when an existing nonconforming use has been terminated and another use has commenced. Any change in use in violation of this Code is deemed an abandonment of the previously existing lawful nonconforming use. Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 4 Nonconformities F. Discontinuation or Abandonment If a nonconforming use or occupancy is discontinued for a continuous period of one (1) year, such nonconformity or occupancy is deemed to be abandoned and may not be reestablished or resumed regardless of the intent to resume or to continue the use. Any subsequent use of such land or structure must conform to all regulations of the zoning district in which such land or structure is located. The period of such discontinuance caused by government action, acts of god, or other acts without any contributing fault by the user, must not be included in calculating the length of discontinuance for this section. G. Damage or Destruction 1. If a structure and/or property devoted in whole or in part to a nonconforming use is damaged or destroyed to the extent fifty percent (50%) or less of the market value at that time, then the structure and/or property may be repaired, reconstructed or restored and the nonconforming use continued, provided that no new nonconformities are created and that the existing degree of nonconformity is not increased. A building permit must be obtained for such rebuilding, restoration, repair or reconstruction within one (1) year of the date of damage or destruction, and construction must be completed within one (1) year of issuance of the building permit. If a building permit is not obtained within one (1) year, then the nonconforming use cannot be continued. 2. If a nonconforming structure and/or property devoted in whole or in part to a nonconforming use is damaged or destroyed to the extent of greater than fifty percent (50%) of its market value at that time and no building permit has been applied for within one-hundred eighty (180) days of when the property is damaged, the nonconformity may not be continued, repaired or replaced. The City may impose reasonable conditions upon a building permit issued under this section in order to mitigate any newly created impact on adjacent property. 20.4 NONCONFORMING STRUCTURES A. Definition of Nonconforming Structure Structures which at one time conformed to applicable zoning regulations, but because of subsequent amendments to the Code no longer conform to applicable yard, height, lot coverage or other dimensional or bulk provisions or do not meet other on-site development standards, such as an insufficient number of parking spaces, of this Code, are considered nonconforming structures. B. Ordinary Repairs and Maintenance Normal repair, replacement, restoration, maintenance or improvement may be performed on any nonconforming structure. No repairs or reconstruction are permitted that would create any new nonconformity, increase the degree of any previously existing nonconformity, or increase the bulk or density of the structure in any manner. C. Structural Alterations Structural alterations to a structure containing a nonconforming use are permitted so long as they do not create any new nonconformity or increase the degree of any existing nonconformity. In addition, the following exceptions apply: Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 5 Nonconformities 1. When the alteration is required by law or is necessary to restore the building or structure to a safe condition upon the order of any official charged with protecting the public safety. 2. When the alteration is for the purpose of bringing about a conforming use. D. Additions and Enlargements A structure that is nonconforming with respect to its bulk may not be added to or enlarged. E. Relocation A nonconforming structure may not be relocated, in whole or in part, to any other location on the same zoning lot or parcel unless brought into full compliance with this Code. A nonconforming structure may be relocated to another zoning lot or parcel if the structure conforms to all regulations of the zoning district in which it is relocated. F. Damage or Destruction 1. If a nonconforming structure is damaged or destroyed to the extent of less than fifty percent (50%) of the market value at that time, then the structure and/or property may be repaired, reconstructed or restored and the nonconforming use continued, provided that no new nonconformities are created and that the existing degree of nonconformity is not increased. A building permit must be obtained for such rebuilding, restoration, repair or reconstruction within one (1) year of the date of damage or destruction, and construction must be completed within one (1) year of issuance of the building permit. 2. If a nonconforming structure is damaged or destroyed to the extent of greater than fifty percent (50%) of its market value, and no building permit has been applied for within one-hundred eighty (180) days of when the property is damaged, the nonconformity may not be continued, repaired or replaced. The City may impose reasonable conditions upon a building permit issued under this section in order to mitigate any newly created impact on adjacent property. G. Nonconforming Structures within the Floodplain and/or Floodway 1. No such use shall be expanded, changed, enlarged, or altered in a way which increases its nonconformity. 2. Any structural alteration or addition to a nonconforming structure or nonconforming use which would result in increasing the flood damage potential of that structure or use shall be protected to the Regulatory Flood Protection Elevation in accordance with any of the elevation on fill or floodproofing techniques (i.e., FP-1 thru FP-4 floodproofing classifications) allowable in the State Building Code, except as further restricted in numbers 3. and 4. below. 3. The cost of all structural alterations or additions to any nonconforming structure over the life of the structure shall not exceed 50 percent of the market value of the structure unless the conditions of this Section are satisfied. The cost of all structural alterations and additions must include all costs such as construction materials and a reasonable cost placed on all manpower or labor. If the cost of all previous and proposed alterations and additions exceeds 50 percent of the market value of the structure, then the structure must meet the standards of this Article, Section 12.1, Section F., 2. Floodway District and Section 12.1, Section F., 3. Flood Fringe District of this Code for the new Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 6 Nonconformities structures depending upon whether the structure is in the Floodway or Flood Fringe District, respectively. 4. If a substantial improvement occurs, as defined in Article 21 of the Land Development Code, from any combination of a building addition to the outside dimensions of the existing building or a rehabilitation, reconstruction, alteration, or other improvement to the inside dimensions of an existing nonconforming building, then the building addition and the existing nonconforming building must meet the requirements of this Article, Section 12.1, Section F., 2. Floodway District and Section 12.1, Section F., 3. Flood Fringe District of this Code for new structures, depending upon whether the structure is in the Floodway or Flood Fringe District, respectively. 5. If any nonconforming use or structure is substantially damaged, as defined in Article 21 of the Land Development Code, it shall not be reconstructed except in conformity with the provisions of the Land Development Code. The applicable provisions for establishing new uses or new structures in this Article, Section 12.1, Section F., 2. Floodway District and Section 12.1, Section F., 3. Flood Fringe District of this Code or Section 12.1, Section F., 4. General Floodplain District of this Code will apply depending upon whether the use or structure is in the Floodway, Flood Fringe, or General Flood Plain District, respectively. 20.5 NONCONFORMING LOTS OF RECORD This section regulates lots of record which at one time were conforming, but which no longer conform to the lot area requirements of the zoning district in which they are located. A. If there are two (2) or more lots of record with contiguous frontage in common ownership, and one (1) or more of the lots does not meet the requirements for lot width or lot area as established by this Code, the land so involved is considered a single undivided zoning lot for the purposes of this Code. If such zoning lot is comprised of existing lots of record that each meet ninety percent (90%) or more of the required lot width or lot area of the district in which they are located, such lots of record may be used, transferred or conveyed, so long as the remaining lots of record within that zoning lot meet ninety percent (90%) or more of the required lot width or lot area. B. A use that is permitted within a zoning district is allowed to be erected upon an existing nonconforming lot of record. A single-family dwelling erected on a single nonconforming lot of record must meet all other zoning district bulk requirements. In addition, the regulations of Table 20-1: Single-Family Lot Coverage on Nonconforming Lots of Record apply to nonconforming lots of record under six-thousand (6,000) square feet: TABLE 20-1: SINGLE-FAMILY LOT COVERAGE ON NONCONFORMING LOTS OF RECORD Lot Area Maximum Lot Coverage 5,760 - 5,999sf 31% 5,520 - 5,759sf 32% 5,280 - 5,519sf 33% 5,040 - 5,279sf 34% 0 - 5,039sf 35% Article Last Amended: June 3, 2019 City of St. Cloud, Minnesota Article 20: Land Development Code Article 20 - Page 7 Nonconformities 20.6 NONCONFORMING SIGNS A. Signs existing on the effective date of this Code, or any amendments thereto, that do not conform to the regulations of this Code are deemed nonconforming. Nonconforming signs are subject to the regulations of Section 20.4 (Nonconforming Structures). B. Nonconforming signs may be continued through normal repair, replacement, restoration, maintenance or improvement; no repair or reconstruction may be made that would create any new nonconformity or increase the degree of any previously existing nonconformity including by increasing the number of nonconforming signs, or the nonconforming sign area or height. C. No nonconforming sign can be altered so that the nonconformity is increased or moved to a new location without being brought into compliance with the requirements of this Code. League of Minnesota Cities The Minnesota Basic Code 151.58 NONCONFORMING USES. (A) As required by M.S. ' 462.357, as it may be amended from time to time, any nonconformity, including the lawful use or occupation of land or premises existing at the time of the adoption of these zoning regulations, may be continued, including through repair, replacement, restoration, maintenance or improvement, but not including expansion, unless the nonconformity or occupancy is discontinued for a period of more than one year, or any nonconforming use is destroyed by fire or other peril to the extent of greater than 50% of its market value, and no building permit has been applied for within 180 days of when the property is damaged. In this case, the City Council may impose reasonable conditions upon a building permit in order to mitigate any newly created impact on adjacent property. A subsequent use or occupancy of the land or premises shall be a conforming use or occupancy. (B) Notwithstanding division (A), the city may regulate the repair, replacement, maintenance, improvement, or expansion of nonconforming uses and structures in floodplain areas to the extent necessary to maintain eligibility in the National Flood Insurance Program and not increase flood damage potential or increase the degree of obstruction of flood flows in the floodway. (C) Nonconforming shoreland lots of record are subject to the provisions of M.S. ' 462.357, as it may be amended from time to time. STAFF REPORT Agenda Item 7d. Council Meeting: November 22, 2021 Prepared By: Brad Martens Topic: Clarification of Benefits – non-union Police Officer Action Required: Approval Summary: The police officer positions of Director of Public Safety, Lieutenant, and Sergeant are not part of a labor union which defines many of the benefits which may be unique to the police department. In order to clarify how these positions are treated in certain areas, it is requested the City Council approve the clarification of benefits letter attached to this report. Benefits are subject to change in the future by the City Council at any time. Financial/Budget: The letter affirms what the City is already doing. Therefore, there is no additiona l financial impact to the City. Council Action: Approve the letter and direct staff to place in the employee files as necessary. Attachments: 1. Clarification of benefits for non-union police officer positions. Page 1 of 2 A Hidden Gem Waiting To Be Discovered www.ci.corcoran.mn.us November 22, 2021 The purpose of this letter is to memorialize certain benefits for the non-union police officer positions of Director of Public Safety, Lieutenant, and Sergeant. The City Council at its sole discretion may change these benefits in the future as allowed by law. The City Council acknowledges the following benefits for the positions mentioned above: 1. Injury on Duty a. The employee injured on duty shall receive up to one hundred eighty (180) calendar days pay without loss to any accrued sick leave or vacation provided as follows: i. The employee immediately reports the injury as soon as possible to the Director of Public Safety; in the case the injured employee is the Director of Public Safety, the report shall be made to the City Administrator; ii. The injury is of a nature which is covered by Workers Compensation; iii. If requested and paid for by the employer, the employee shall submit to an examination by a competent medical provider of the City’s choosing; iv. The employee shall report the amount of worker’s compensation to the employer. The employer shall pay the employee the difference between the Worker’s Compensation and the employee’s regular base salary. 2. Post-Retirement Health Insurance through MSRS a. Employee contribution percentage of gross wages based upon years of service to MSRS Post Retirement Health Insurance Savings Plan: i. 0 – 10 years: 2% ii. 11 – 15 years: 3% iii. 16 – 18 years: 4% iv. 19 – 20 years: 5% v. 21 years and over: 6% 3. P.O.S.T. Training/Peace Officer License a. The employer will provide for the minimum required hours of the P.O.S.T. trai ning for licensure. b. The employer will pay the cost of the employee’s Peace Officer License. Page 2 of 2 A Hidden Gem Waiting To Be Discovered www.ci.corcoran.mn.us 4. Legal Defense Plan a. The employer will pay the cost of legal defense plan of the City’s choosing while an employee of the city. 5. Uniform Allowance a. The employer agrees to provide each new employee with a complete uniform set and all necessary equipment needed to carry out the duties required of the officer for the City of Corcoran. b. The employer shall provide the same annual uniform allowance approved in the labor agreement between the City of Corcoran and the police officers unless otherwise determined by the City Council. 6. Take Home vehicle a. The Public Safety Director is assigned a take-home vehicle as allowed and governed by the employee handbook. STAFF REPORT Agenda Item 7e. Council Meeting: November 22, 2021 Prepared By: Brad Martens Topic: Interim City Administrator Appointment Action Required: Approval Summary: City Administrator Brad Martens resignation is effective November 26, 2021, and it is anticipated that the search for a permanent replacement will be completed in April 2022. Council has requested staff draft a resolution appointing Jessica Beise as Interim City Administrator to serve in that role until a permanent appointment is made. Attached to this report is a resolution making that appointment. Financial/Budget: The resolution includes a wage increase for Jessica to recognize the additional duties she will be taking on in the interim. The City will also recognize a cost savings for not having both salaries for the City Administrator and Administrative Services Director positions. Council Action: Approve the resolution appointing Jessica Beise as Interim City Administrator. Attachments: 1. Resolution 2021-127 Appointing Jessica Beise as Interim City Administrator for the City of Corcoran. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-127 Page 1 of 2 Motion By: Seconded By: RESOLUTION APPOINTING JESSICA BEISE AS INTERIM CITY ADMINISTRATOR FOR THE CITY OF CORCORAN, MINNESOTA WHEREAS, the City of Corcoran accepted the resignation of City Administrator Brad Martens at the October 28, 2021 City Council meeting with a last day of November 26, 2021; and WHEREAS, the City is in the process of filling the vacancy and wishes to appoint an interim City Administrator for the City. NOW, THEREFORE, the Corcoran City Council RESOLVES as follows: 1) Jessica Beise is appointed as Interim City Administrator effective November 27, 2021. The appointment is open ended and will remain in effect until terminated or altered by separate action of the City Council, entirely at their discretion. 2) Jessica Beise, as Interim City Administrator is authorized to fulfill all duties and responsibilities for the City of Corcoran as City Administrator and is empowered with all authority granted to the City Administrator by the City, during the term of her appointment. This authority shall be in addition to, and not a substitute for, her vested authority as Corcoran Administrative Services Director. Jessica Beise shall be empowered to act on behalf of the City, execute documents, allocate funds, and direct staff as permitted in her capacity as Interim City Administrator, Administrative Services Director, or both. 3) Jessica Beise will receive pay at $54.92 per hour which is the start step of the City Administrator pay grade that will be in place effective January 1, 2022, and shall receive a cell phone allowance of $50 per month. These compensation amounts shall take effect on November 27, 2021, and shall continue until termination or alteration of the appointment. Jessica Beise shall receive pro-rated allocations of these compensation amounts for any partial months occurring during her appointment. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of November, 2021. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-127 Page 2 of 2 ________________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Jessica Beise – Administrative Services Director Memo To: City of Corcoran From: Kent Torve, PE City Engineer Nick Wyers, PE File: 227701855 Date: November 15, 2021 Subject: CSAH 101 & 105th Turn Lane Improvements - Pay Request #1 Council Action Requested We recommend approval of Pay Request #1 to Park Construction Company in the amount of $327,807.46 on the CSAH 101 & 105th Avenue Turn Lane Improvements Project. Pay Application Summary •Contract Amount - $337,059.76 •Change Orders to Date - $0 •Total Complete to Date – $331,118.65 •Less Retainage - $3,311.19 •Total This Pay Application - $327,807.46 Project Update The CSAH 101 and 105th Ave Turn Lane Improvement Project has been substantially completed with removals, grading, pavement construction, erosion control and restoration work completed. Park Construction Company, the contractor on the project, has completed topsoil placement and has seeded the project area with touch up restoration to be completed in the spring. In accordance with the contract documents, we are recommending retaining 1% of the amount complete, or $3,311.19, until final restoration is completed in the spring. Financing This project would be funded through a developer escrow. Next Steps Monitor the establishment of the site restoration and review IC134s for project closeout in the spring. Attachments Pay Request #1 Agenda Item: 7f. NO. ITEM DESCRIPTION UNIT QUANTITY UNIT PRICE TOTAL PRICE BASE BID SCHEDULE QTY PRICE QTY PRICE QTY PRICE 1 MOBILIZATION & DEMOBILIZATION LUMP SUM 1 33,400.00$ 33,400.00$ 1 33,400.00$ 0 -$ 1 33,400.00$ 2 TRAFFIC CONTROL LUMP SUM 1 3,030.00$ 3,030.00$ 1 3,030.00$ 0 -$ 1 3,030.00$ 3 STABILIZED CONSTRUCTION EXIT LUMP SUM 1 0.01$ 0.01$ 0 -$ 0 -$ 0 -$ 4 SAWING BITUMINOUS PAVEMENT (FULL DEPTH)LIN FT 1930 1.90$ 3,667.00$ 1930 3,667.00$ 0 -$ 1930 3,667.00$ 5 REMOVE BITUMINOUS PAVEMENT SQ YD 675 5.45$ 3,678.75$ 915 4,986.75$ 0 -$ 915 4,986.75$ 6 REMOVE SIGN & POST EACH 1 101.00$ 101.00$ 1 101.00$ 0 -$ 1 101.00$ 7 SALVAGE & REINSTALL SIGN & POST EACH 1 354.00$ 354.00$ 1 354.00$ 0 -$ 1 354.00$ 8 PAVEMENT MARKING REMOVAL LUMP SUM 1 3,840.00$ 3,840.00$ 1 3,840.00$ 0 -$ 1 3,840.00$ 9 SALVAGE & RESPREAD EXISTING TOPSOIL LUMP SUM 1 9,610.00$ 9,610.00$ 1 9,610.00$ 0 -$ 1 9,610.00$ 10 COMMON EXCAVATION - ONSITE (EV) (P)CU YD 1050 12.00$ 12,600.00$ 1480 17,760.00$ 0 -$ 1480 17,760.00$ 11 COMMON EXCAVATION - OFFSITE (LV)CU YD 650 19.00$ 12,350.00$ 254 4,826.00$ 0 -$ 254 4,826.00$ 12 COMMON BORROW (MOD) (LV)CU YD 100 19.40$ 1,940.00$ 1456 28,246.40$ 0 -$ 1456 28,246.40$ 13 SUBGRADE CORRECTION EXCAVATION - OFFSITE (LV)CU YD 100 19.00$ 1,900.00$ 26 494.00$ 0 -$ 26 494.00$ 14 GEOTEXTILE FABRIC, TYPE V WOVEN SQ YD 3670 1.00$ 3,670.00$ 3670 3,670.00$ 0 -$ 3670 3,670.00$ 15 GRANULAR BORROW (MOD) (SUBGRADE CORRECTION OVER UTILITIES)TON 50 27.30$ 1,365.00$ 0 -$ 0 -$ 0 -$ 16 AGGREGATE BASE CLASS 5, 100% CRUSHED TON 2020 24.10$ 48,682.00$ 2043 49,236.30$ 0 -$ 2043 49,236.30$ 17 AGGREGATE SURFACING CLASS 2, 100 % CRUSHED LIMESTONE TON 190 35.10$ 6,669.00$ 47 1,649.70$ 0 -$ 47 1,649.70$ 18 STABILIZING AGGREGATE, 3" MINUS TON 200 35.10$ 7,020.00$ 0 -$ 0 -$ 0 -$ 19 BITUMINOUS MATERIAL FOR TACK COAT GAL 190 10.00$ 1,900.00$ 675 6,750.00$ 0 -$ 675 6,750.00$ 20 TYPE SP 12.5 WEARING COURSE MIXTURE (3,C)TON 910 73.80$ 67,158.00$ 1084 79,999.20$ 0 -$ 1084 79,999.20$ 21 TYPE SP 12.5 NON WEARING COURSE MIXTURE (3,C)TON 910 75.30$ 68,523.00$ 598 45,029.40$ 0 -$ 598 45,029.40$ 22 SIGN PANELS TYPE C SQ FT 15 60.60$ 909.00$ 15 909.00$ 0 -$ 15 909.00$ 23 INSTALL SIGN TYPE C AND POST EACH 2 303.00$ 606.00$ 2 606.00$ 0 -$ 2 606.00$ 24 HYDROSEED - SEED MIXTURE 22-111 SQ YD 3365 0.35$ 1,177.75$ 0 -$ 0 -$ 0 -$ 25 SEED MIXTURE 25-141 SQ YD 3365 0.25$ 841.25$ 4400 1,100.00$ 0 -$ 4400 1,100.00$ 26 SILT FENCE, TYPE MS - MAINTAINED LIN FT 1760 2.55$ 4,488.00$ 686 1,749.30$ 0 -$ 686 1,749.30$ 27 BALE BARRIERS - MAINTAINED LIN FT 520 8.10$ 4,212.00$ 515 4,171.50$ 0 -$ 515 4,171.50$ 28 CULVERT PROTECTION - MAINTAINED EACH 1 152.00$ 152.00$ 0 -$ 0 -$ 0 -$ 29 STREET SWEEPER (WITH PICKUP BROOM)HOUR 30 152.00$ 4,560.00$ 0 -$ 0 -$ 0 -$ 30 WATER FOR DUST CONTROL MGAL 50 28.00$ 1,400.00$ 0 -$ 0 -$ 0 -$ 31 EROSION CONTROL BLANKET CATEGORY 3N STRAW 2S SQ YD 3365 1.20$ 4,038.00$ 4400 5,280.00$ 0 -$ 4400 5,280.00$ 32 PAVEMENT MESSAGE (RT ARROW) THERMOPLASTIC (GROUND-IN)EACH 2 500.00$ 1,000.00$ 2 1,000.00$ 0 -$ 2 1,000.00$ 33 PAVEMENT MESSAGE (LT ARROW) THERMOPLASTIC (GROUND-IN)EACH 2 500.00$ 1,000.00$ 2 1,000.00$ 0 -$ 2 1,000.00$ 34 4" DOUBLE SOLID LINE YELLOW - MULTI-COMPONENT (GROUND-IN)LIN FT 3300 3.05$ 10,065.00$ 3300 10,065.00$ 0 -$ 3300 10,065.00$ 35 6" SOLID LINE WHITE - MULTI-COMPONENT (GROUND-IN)LIN FT 1750 2.00$ 3,500.00$ 1749 3,498.00$ 0 -$ 1749 3,498.00$ 36 4" DOTTED LINE WHITE - MULTI-COMPONENT (GROUND-IN)LIN FT 560 1.50$ 840.00$ 148 222.00$ 0 -$ 148 222.00$ 37 4" SOLID LINE WHITE - MULTI-COMPONENT (GROUND-IN)LIN FT 500 1.50$ 750.00$ 510 765.00$ 0 -$ 510 765.00$ 38 24" SOLID LINE YELLOW - MULTI-COMPONENT (GROUND-IN)LIN FT 430 14.10$ 6,063.00$ 291 4,103.10$ 0 -$ 291 4,103.10$ Subtotal: $ 331,118.65 Subtotal: $ - Subtotal: $ 331,118.65 1% Retainage: $ 3,311.19 1% Retainage: $ - 1% Retainage: $ 3,311.19 Total: $ 327,807.46 Total: $ - Total: $ 327,807.46 TOTAL CONTRACT AMOUNT 337,059.76$ 331,118.65$ -$ TOTAL BASE BID 337,059.76$ 331,118.65$ -$ PAYMENT REQUEST 1 331,118.65$ GENERAL CONTRACTOR COMPLETED TO DATE LESS PREVIOUS PAYMENTS Park Construction Companies NOVEMBER 2021 CURRENT PAY REQUEST #1 331,118.65$ 1481 81st Avenue NE Minneapolis, MN 55432 COMPLETED TO DATE LESS PREVIOUS PAYMENTS 11/16/2021 Memo To: City of Corcoran From: Kent Torve, PE City Engineer Nick Wyers, PE File: 227704153 Date: November 15, 2021 Subject: Corcoran Trail Improvement Project - Pay Request #1 Council Action Requested We recommend approval of Pay Request #1 to Park Construction Company in the amount of $401,411.49 on the Corcoran Trail Street Improvements Project. Pay Application Summary •Contract Amount - $510,438.35 •Change Orders to Date - $0 •Total Complete to Date – $405,466.15 •Less Retainage - $4,054.66 •Total This Pay Application - $401,411.49 Project Update The Corcoran Trail Improvement Project has been substantially completed with storm sewer, ditch grading, street construction, erosion control, and site restor ation work completed. Park Construction Company, the contractor on the project, has completed topsoil placement and has seeded the project area with touch up restoration to be completed in the spring. In accordance with the contract documents, we are recommending retaining 1% of the amount complete, or $4,054.66, until final restoration is completed in the spring. Project savings were realized through selectively using draintile within portions of the roadway, limiting project disturbance areas, and closely monitoring the project scopes. Financing This project would be funded through a combination of City funds, and special assessments which were finalized in the spring. The total project costs are still in excess of the total assessment amount for the project. Next Steps Monitor the establishment of the site restoration and review IC134s for project closeout in the spring. Attachments Pay Request #1 Agenda Item: 7g. NO. ITEM DESCRIPTION UNIT QUANTITY UNIT PRICE TOTAL PRICE BASE BID SCHEDULE QTY PRICE QTY PRICE QTY PRICE 1 MOBILIZATION & DEMOBILIZATION LS 1 43,900.00$ 43,900.00$ 1 43,900.00$ 0 -$ 1 43,900.00$ 2 TRAFFIC CONTROL LS 1 985.00$ 985.00$ 1 985.00$ 0 -$ 1 985.00$ 3 REMOVE STORM SEWER PIPE LF 165 15.50$ 2,557.50$ 169 2,619.50$ 0 -$ 169 2,619.50$ 4 REMOVE DRIVEWAY CULVERT LF 210 15.50$ 3,255.00$ 149 2,309.50$ 0 -$ 149 2,309.50$ 5 REMOVE BITUMINOUS PAVEMENT SY 385 10.50$ 4,042.50$ 144 1,512.00$ 0 -$ 144 1,512.00$ 6 REMOVE CONCRETE DRIVEWAY SY 90 14.50$ 1,305.00$ 90 1,305.00$ 0 -$ 90 1,305.00$ 7 SALVAGE & RESPREAD DRIVEWAY SURFACING AGGREGATE SY 130 11.80$ 1,534.00$ 130 1,534.00$ 0 -$ 130 1,534.00$ 8 FULL DEPTH RECLAMATION SY 11500 1.50$ 17,250.00$ 11500 17,250.00$ 0 -$ 11500 17,250.00$ 9 CLEARING & GRUBBING LS 1 7,070.00$ 7,070.00$ 1 7,070.00$ 0 -$ 1 7,070.00$ 10 ROADWAY PREPARATION RD ST 40.5 225.00$ 9,112.50$ 40.5 9,112.50$ 0 -$ 40.5 9,112.50$ 11 BITUMINOUS MATERIAL FOR TACK COAT GAL 600 2.75$ 1,650.00$ 400 1,100.00$ 0 -$ 400 1,100.00$ 12 TYPE SP 9.5 WEARING COURSE MIXTURE (3,B)TON 1310 74.70$ 97,857.00$ 978 73,056.60$ 0 -$ 978 73,056.60$ 13 TYPE SP 12.5 NON-WEARING COURSE MIXTURE (3,B)TON 1750 64.30$ 112,525.00$ 1254 80,632.20$ 0 -$ 1254 80,632.20$ 14 AGGREGATE SURFACING CLASS 2 TON 155 41.10$ 6,370.50$ 120 4,932.00$ 0 -$ 120 4,932.00$ 15 EXCAVATE, LOAD, AND HAUL RECLAIM AGGREGATE CY 650 12.90$ 8,385.00$ 644 8,307.60$ 0 -$ 644 8,307.60$ 16 COMMON EXCAVATION CY 100 39.50$ 3,950.00$ 327 12,916.50$ 0 -$ 327 12,916.50$ 17 SALVAGE & PLACE RECLAIM AGGREGATE CY 50 50.30$ 2,515.00$ 50 2,515.00$ 0 -$ 50 2,515.00$ 18 6" PERFORATED PVC SCH 40 DRAIN TILE PIPE LF 860 39.00$ 33,540.00$ 360 14,040.00$ 0 -$ 360 14,040.00$ 19 8" SOLID PVC SCH 40 STORM SEWER PIPE LF 85 58.20$ 4,947.00$ 85 4,947.00$ 0 -$ 85 4,947.00$ 20 8" PERFORATED PVC SCH 40 DRAIN TILE PIPE LF 365 44.70$ 16,315.50$ 362 16,181.40$ 0 -$ 362 16,181.40$ 21 CLEANOUT W/ THREADED CAP EA 3 1,150.00$ 3,450.00$ 3 3,450.00$ 0 -$ 3 3,450.00$ 22 27" DIAMETER CATCH BASIN EA 2 3,610.00$ 7,220.00$ 1 3,610.00$ 0 -$ 1 3,610.00$ 23 18" RC PIPE STORM SEWER CLASS V LF 42 63.90$ 2,683.80$ 40 2,556.00$ 0 -$ 40 2,556.00$ 24 21" RC PIPE STORM SEWER CLASS V LF 125 74.30$ 9,287.50$ 94 6,984.20$ 0 -$ 94 6,984.20$ 25 24" RC PIPE STORM SEWER CLASS V LF 121 90.80$ 10,986.80$ 110 9,988.00$ 0 -$ 110 9,988.00$ 26 18" RC FLARED END SECTION W/ TRASHGUARD EA 2 1,880.00$ 3,760.00$ 2 3,760.00$ 0 -$ 2 3,760.00$ 27 21" RC FLARED END SECTION W/ TRASHGUARD EA 4 2,130.00$ 8,520.00$ 4 8,520.00$ 0 -$ 4 8,520.00$ 28 24" RC FLARED END SECTION W/ TRASHGUARD EA 4 2,290.00$ 9,160.00$ 4 9,160.00$ 0 -$ 4 9,160.00$ 29 15" CMP STORM SEWER LF 165 55.50$ 9,157.50$ 129 7,159.50$ 0 -$ 129 7,159.50$ 30 15" CMP FLARED END SECTION EA 8 618.00$ 4,944.00$ 8 4,944.00$ 0 -$ 8 4,944.00$ 31 RANDOM RIPRAP CLASS III CY 60 142.00$ 8,520.00$ 0 -$ 0 -$ 0 -$ 32 6" CONCRETE DRIVEWAY PAVEMENT SY 120 94.50$ 11,340.00$ 90 8,505.00$ 0 -$ 90 8,505.00$ 33 3" BITUMINOUS DRIVEWAY PAVEMENT SY 450 39.30$ 17,685.00$ 212 8,331.60$ 0 -$ 212 8,331.60$ 34 DITCH GRADING LF 1445 2.85$ 4,118.25$ 1445 4,118.25$ 0 -$ 1445 4,118.25$ 35 TOPSOIL BORROW CY 175 38.20$ 6,685.00$ 0 -$ 0 -$ 0 -$ 36 SEEDING - MIXTURE 24-151 SY 3400 0.20$ 680.00$ 3400 680.00$ 0 -$ 3400 680.00$ 37 HYDRAULIC BONDED FIBER MATRIX SY 1000 0.25$ 250.00$ 645 161.25$ 0 -$ 645 161.25$ 38 STABILIZED CONSTRUCTION EXIT EA 1 1,970.00$ 1,970.00$ 0 -$ 0 -$ 0 -$ 39 SEDIMENT CONTROL LOG TYPE STRAW - MAINTAINED LF 200 14.20$ 2,840.00$ 909 12,907.80$ 0 -$ 909 12,907.80$ 40 EROSION CONTROL BLANKET CATEGORY 3N, STRAW 2S SY 2400 1.05$ 2,520.00$ 2755 2,892.75$ 0 -$ 2755 2,892.75$ 41 SILT FENCE, TYPE MS - MAINTAINED LF 850 2.10$ 1,785.00$ 720 1,512.00$ 0 -$ 720 1,512.00$ 42 STORM DRAIN INLET PROTECTION - MAINTAINED EA 1 545.00$ 545.00$ 0 -$ 0 -$ 0 -$ 43 CULVERT PROTECTION - MAINTAINED EA 16 204.00$ 3,264.00$ 0 -$ 0 -$ 0 -$ Subtotal: $ 405,466.15 Subtotal: $ - Subtotal: $ 405,466.15 1% Retainage: $ 4,054.66 5% Retainage: $ - 1% Retainage: $ 4,054.66 Total: $ 401,411.49 Total: $ - Total: $ 401,411.49 TOTAL CONTRACT AMOUNT 510,438.35$ 405,466.15$ -$ TOTAL BASE BID 510,438.35$ 405,466.15$ -$ PAYMENT REQUEST 1 405,466.15$ GENERAL CONTRACTOR COMPLETED TO DATE LESS PREVIOUS PAYMENTS Park Construction Companies NOVEMBER 2021 CURRENT PAY REQUEST #1 405,466.15$ 1481 81st Avenue NE Minneapolis, MN 55432 COMPLETED TO DATE LESS PREVIOUS PAYMENTS 11/16/2021 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: 7h. TO: Corcoran City Council FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: November 16, 2021 for the November 22, 2021 City Council Meeting RE: Preliminary Plat and Variance Application for Skies Limit LLC for “Bechtold Farm” on the property located at 10165 Bechtold Road (PID 05-119-23-44-0001 and 08-119-23-11-0007) (City File No. 21-030) REVIEW DEADLINE: January 19, 2022 1.Description of Request The applicant is requesting approval of a preliminary plat and variance for two adjoining properties: a 78.96-acre property located at 10165 Bechtold Road and a 36.65-acre vacant parcel located immediately south of 10165 Bechtold Road. The subdivision will result in 12 single-family lots ranging in size from 5.1- to 21.5-acres. The variance is to allow proposed Lot 10, Block 1 to have a driveway in the unimproved public right-of-way that will be dedicated for Garden Lane. 2.Parks and Trails Commission Review The Parks and Trails Commission reviewed the item on October 21, 2021 and recommended acceptance of the two trail easements as proposed by staff and taking the remainder of the dedication as cash-in-lieu of land. The two proposed trail easements are: -One realigned 20 ft. trail easement connecting the cul-de-sac to the existing trail easement, and -One 20 ft. trail easement adjacent to the western extent of the Rush Creek 100-year floodplain and all land between the creek and the proposed trail easement. The recommendation is to accept the floodplain area between Rush Creek and the proposed trail to the west. This area is in the floodplain and will be restricted by a drainage and utility easement. The trail easement would overlay the drainage and utility easement and extend 20-feet west to provide flexibility for construction of the trail in the future. The park dedication and proposed trail easements are delineated in Exhibit A. Credit will be given for the net land area accepted for trail easements and park dedication. The developer will be responsible for revising plans and providing gross and net acreage for this park dedication. 3.Planning Commission Review The Planning Commission reviewed the item at a public hearing during their November 4, 2021 meeting. The applicant was present to speak on the item in addition to several neighboring residents. The Commission voted 4-0 to recommend approval of the preliminary plat and variance for Bechtold Farm. Bechtold Farm (21-030) 2 November 22, 2021 4. Context Background In 2009, the City Council approved a lot split that allowed the Bechtold’s to subdivide their 46.65-acre parcel to the south into a 36.65-acre outlot and a 10-acre lot at 9901 Bechtold Road. Park dedication was required at 10% of the platted lot (but not the outlot), which required one acre of park land dedication. In lieu of cash, the landowner provided a one-acre park dedication on 10165 Bechtold Road in the form of a trail easement along the west and southwestern property line in the just west of the North Fork of Rush Creek. The City accepted the trail easement on land outside the plat, satisfying the park dedication requirement for 9901 Bechtold Road. The existing trail easement does not count towards the required park land dedication for the Bechtold Farm project. New park land dedication is required. Zoning and Land Use The property is zoned Rural Residential (RR) district and is guided Rural/Ag Residential in the Comprehensive Plan. Current land use of the site is agricultural. A farm homestead and accessory structures are located on 10165 Bechtold Road in proposed Lot 1 Block 1. The property is located outside the Metropolitan Urban Service Area (MUSA). Surrounding Properties Properties surrounding the site are zoned RR district, guided Rural/Ag Residential and located outside the MUSA. Land use surrounding the site is single-family residential with agricultural use properties situated immediately north and southeast of the site. Natural Characteristics of the Site The Natural Resources Inventory (NRI) identifies a high-quality natural community in the southwest corner of 10165 Bechtold Road. The NRI also identifies a stream, the north fork of Rush Creek, and floodplain in the west and northwest areas of 10165 Bechtold Road. The NRI does not identify any natural resources on PID 08-119-23-11-0007. The wetland delineation provided by the applicant identifies 20 wetlands throughout the site. 5. Analysis Staff has reviewed the application for consistency with the 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. Bechtold Farm (21-030) 3 November 22, 2021 A. Level of City Discretion in Decision-Making The City’s discretion in approving or denying a preliminary plat is limited to whether or not 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 the variance standards have been met. B. Consistency with Ordinance Standards Preliminary Plat The applicant is proposing a preliminary plat that will subdivide 10165 Bechtold Road and the southern parcel to create 12 lots. 10165 Bechtold Road has eight development rights and the southern parcel (PID 08-119-23-11-0007) has four development rights. The subdivision will exhaust all development rights for the property. The applicant has indicated development will have a homeowner’s association. The site is located within the RR district and portions of the site are further regulated by the Wetland, Shoreland and Floodplain overlay districts. Overlay district standards apply to the area of a lot within any portion of the aforementioned overlay districts. Lot Size and Setbacks The following standards apply to this development: RR District Standards Shoreland Overlay Standards Minimum Lot Area 2 acres N/A Minimum Lot Width 200 ft. 100 ft. Minimum Lot Depth 300 ft. N/A Setbacks Front, From Major Roadways 100 ft. N/A Front, From All Other Streets 50 ft. N/A Front Porch 40 ft. N/A Side 25 ft. N/A Rear 25 ft. N/A Structures, Unsewered 100 ft. (from OHWL) Sewage Treatment Systems 75 ft. (from OHWL) Maximum Building Height 35 ft. 25 ft. Bechtold Farm (21-030) 4 November 22, 2021 The applicant is proposing to establish 12 lots of ranging in size from 5.6-acres to 21.5-acres. The lots exceed the minimum area, width and depth standards for RR district zoning and Shoreland Overlay district. The plan complies with the required setbacks for the RR district and Shoreland Overlay district except as noted below. Lots adjacent to tributary rivers or streams have additional setback standards which are measured from the ordinary high water level (OHWL). A tributary river or stream requires a 100 ft. setback for unsewered structures and a 75 ft. setback for sewage treatment systems. The proposed location of all structures and sewage treatment systems generally meets these standards. However, the primary and alternate septic locations on Lot 6, Block 1 are located within the 75 ft. setback from the OHWL. Staff has included a condition that these proposed septic locations be relocated outside the 75 ft. setback. The wetland overlay district requires that septic systems must be setback a minimum of 75 ft. from the City approved boundary of the wetland. A number of the proposed primary and alternate septic locations are situated within 75 ft. of a delineated wetland. The primary septic location on Lot 3, Block 1 is within 75 ft. of wetland 10. The alternate location on Lot 5, Block 1 is located within 75 ft. of wetlands 1 towards the east property line. The alternate location on Lot 8, Block 1 is located within 75 ft. of wetland 16. Staff has included a condition these proposed septic locations be relocated to comply with the required wetland setback. Streets/Access The applicant is proposing an extension of Chaparral Lane and dedication of the right-of-way for Garden Lane. Staff worked with the applicant to align the Chaparral Lane extension to Bechtold Road with the existing Chaparral Lane. Two lots (Lot 1, Block 1 and Lot 2, Block 2) will have access from Bechtold Road. The remaining 10 lots will have access from the extension of Chaparral Lane or Garden Lane. Possible driveway locations are delineated on plans. Access to Lot 10, Block 1 is provided from Chaparral Lane through the unimproved public right-of-way for Garden Lane. The applicant has applied for a variance to allow the private driveway in the Garden Lane public right-of-way. This item is discussed in more detail in the variance section of this report. The City Engineer noted in their memo the access for Lot 2, Block 2 should be located as close to the north lot line as possible in order to be near the existing access for the lot to the north. The applicant will be required to provide access to Lot 2, Block 2 in this area. The farm/homestead on Lot 1, Block 1 are remaining and the lot has existing access to Bechtold Road. The applicant has indicated they would consider staff input with consideration for allowing the existing access to Lot 1, Block 1 to remain or changing the access to the extension of Chaparral Lane. This must be addressed prior to final plat. Bechtold Farm (21-030) 5 November 22, 2021 Utilities The new lots will be served by private well and septic systems. There is an existing well on Lot 1, Block 1; plans do not show any existing septic. Staff has included a condition that any existing septic systems on Lot 1, Block 1 be shown on plans. The plans show primary and alternative septic locations for each site. The proposed septic locations on Lot 3, Lot 5, and Lot 8 of Block 1 are located within 75 ft. of a wetland edge or the OHWL. Plans must be adjusted to show septic locations comply with the 75 ft. setback from wetlands and the OHWL. The applicant must also obtain preliminary approval of the septic locations from Hennepin County Public Health prior to submittal of final plat application. Grading, Stormwater and Easements The applicant has provided drainage and utility easements over wetlands, shoreland, the 100-year floodplain and at the perimeter lot lines. Additionally, the applicant has indicated that the wooded area in the northwest corner of the site will be in a conservation easement required by the watershed. All easements must be clearly delineated on plans. The City Engineer’s memo includes a number of items that must be addressed prior to final plat submittal. The applicant plans to vacate all of the existing drainage and utility easements contained in the south parcel that were dedicated on the recorded plat of Bechtold Family Acres. New drainage and utility easements will be dedicated with the final plat for this project. A vacation application must be submitted with the final plat application. Design and Construction Standards All structures located in the flood fringe and shoreland overlay district shall be constructed so that the basement floor, or first floor if there is no basement, is at least two feet above the regional flood elevation. The finished fill elevation for structures must extend 15 ft. beyond the outside limits of the structure and delineated on plans for the final plat. All structures in the shoreland overlay district are limited to a maximum of 25 ft. in height. Staff has included a condition that the elevation requirements and height restrictions must be shown on final plat plans for any structures within the shoreland overlay district. The City Engineer has noted many of the house pad locations appear difficult with existing grades and/or may be affected by areas of ponding. The applicant must comply with all requirements noted in the City Engineer’s memo dated October 25, 2021. Existing Conditions The applicant has indicated the farm/homestead on Lot 1, Block 1 will be sold as-is. Lot 1 Block 1 is 10 acres and lots ≥10 acres are allowed to exceed the 3,969 sq. ft. accumulated footprint for detached accessory buildings. The buildings are an existing condition that is allowed to remain, and no changes Bechtold Farm (21-030) 6 November 22, 2021 are required. Staff has included a condition the applicant must delineate the dimensions of all existing structures on Lot 1, Block 1. Shoreland Overlay District The northwest portion of the site is in the shoreland overlay district from the north fork of Rush Creek. The north fork of Rush Creek is a tributary river/stream and is subject to the standards in Section 1050.020 of the City Code. There is no minimum lot size requirement for rivers and streams. The lot width and ordinary high water line (OHWL) setback standards have been included in the table shown below. The shoreland district extends 300 ft. from a river or stream or the landward extent of a floodplain designated by ordinance on a river or stream, whichever is greater. The shoreland district affects Lots 3, 4, 5, 6, 7 and possibly Lot 8 in Block 1. Lots within the shoreland overlay district are limited to a maximum impervious surface coverage limit of 25% for the portion of the lot in the shoreland overlay. Staff has included a condition that impervious surface coverage is restricted to 25% of the lot area for that portion of the lot. Floodplain Plans must clearly show the 100-year floodplain for review and approval by the City engineer. A drainage and utility easement will be required over all wetlands and floodplains. It is important to properly delineate the 100-year floodplain so the correct standards and requirements are applied to each lot. The location of the 100-year floodplain can impact impervious surface coverage, building height, easements, lot width and setback standards. Wetlands The applicant has provided an approved wetland delineation report conducted by Kjolhaug Environmental. Where acceptable natural vegetation exists in buffer strip areas, the retention of such vegetation in an undisturbed state is preferred. Where wetlands are disturbed or no vegetation exists, they must be planted with wetland buffer vegetation as described in Section 1050.010, Subd, 8 of the Zoning Ordinances. Wetland buffers delineated on the plans are 25 ft. in width as required for medium quality wetlands. Monument signs are also required and must be shown on plans for the final plat. The large number of wetlands and variability of their shape requires a large number of wetland buffer monuments to be installed. The applicant has provided additional wetland buffer in some places to lower the number of required wetland buffer monuments. Staff noted locations along the wetland buffer contour that are missing monuments, or which could be adjusted with further wetland buffer averaging. Staff will continue to work with the applicant to appropriately place wetland buffer monuments. Bechtold Farm (21-030) 7 November 22, 2021 The applicant has indicated a wetland buffer planting and maintenance plan will be included with the final design when submitted for final plat approval. Staff has included this as a condition with preliminary plat approval. Public Safety Public Safety Committee reviewed the plans and noted no concerns. The Public Safety Committee did stipulate that if the proposed road meets City width and turnaround requirements a second access point would not be necessary. Landscaping No landscape plan has been provided. However, the plans delineate tree preservation in the southwest and northwest corners of 10165 Bechtold Road. The NRI identifies a high-quality natural community in the southwest corner of 10165 Bechtold Road. Section 1060.070 of the Zoning Ordinance requires one overstory tree to be planted on each of the new lots. Plans must be updated to show one overstory tree per new lot prior to final plat submittal. Park Dedication Under the current ordinance, park dedication of land is required at 4% of the net pre-development area for Rural/Ag Residential land. Park dedication is only taken for newly created lots (11 new lots and one lot for the existing home). The ordinance would require 3.55 net acres of park dedication for the approximately 88.75 net acres (115.61 gross acres) being platted. Park dedication credits would be given for any trail easements taken for off-road trails shown on the Comprehensive Plan. Only new trail easements for this plat would receive credit towards park dedication requirements. The Comprehensive Plan does not indicate any parks in the area but does identify a planned off-road trail. The existing off-road trail easement is located in forested areas and crosses Rush Creek in three locations. These factors may reduce flexibility for trail placement and increase costs to establish and maintain the trail. When the trail is ultimately constructed, the number of creek crossings should be limited to reduce City costs for construction and maintenance. At the request of City staff, the applicant provided a 581 ft. long and 20 ft. wide trail easement to connect the existing trail easement to Chaparral Lane. The applicant trail easement is 0.27 (gross) acres in size and is situated along the south property line of proposed Lot 6, Block 1. Upon further review, City staff expressed concern the existing trail easement was not appropriately located for a future off-road trail with respect to the potential impacts wetlands and the floodplain may have on the construction and maintenance of the trail. Bridges and boardwalks may be required which will increase costs associated with the trail. Staff recommend adjusting the trail easement to connect with the existing trail easement where the fewest creek crossings would be needed. The applicant may consider adjusting the lot line between Bechtold Farm (21-030) 8 November 22, 2021 Proposed Lot 6 and Lot 7, Block 1 to reflect the staff adjusted trail easement. Approximately 0.16 acres of the proposed trail easement are located in the floodplain and shall not be considered in the parkland contribution to the City. The remaining 0.11-acres of land in the proposed trail easement would provide 3.1% of the 3.55 acres required for park dedication. Staff recommends requiring dedication of the area between Rush Creek and the western extent of the 100-year floodplain plus a 20 ft. trail easement beyond the 100-year floodplain for park dedication. This recommendation is made in order to maximize flexibility for trail placement. The proposed trail easement is approximately 0.42 net acres and would provide 11.8% of the 3.55 acres required for park dedication. The Parks and Trails Commission recommended approval of the staff adjusted trail easement and the new proposed trail easement west of the Rush Creek floodplain. The adjusted trail and staff proposed trail easements would provide a combined 0.53 net acres (0.69 gross acres) of park dedication. The trail easements would provide approximately 15% of the 3.55 acres required for park dedication. The developer would pay park dedication as cash-in-lieu for the remaining value of park dedication required. Exhibit A delineates the location of land in the floodplain area west of Rush Creek, existing trail easement, proposed trail easement and the adjusted trail easement. Staff has included a condition the applicant must provide graphics showing the updated gross and net dedication areas prior to final plat. For residential developments, the current cash-in-lieu of land fee has been calculated on the per capita share of park system costs at $4,628 per single family unit. This calculation is shown below. The proposed trail easement provides a connection between the existing trail easement and the proposed public right of way. The calculations below outline the park dedication fees based on the staff recommended plan. Staff recommends the City acquire the approximately 3.15 gross acres of floodplain area west of Rush Creek, the amended and proposed trail easements and the remainder of the park dedication be cash- in-lieu of land. Calculations below are only an approximation. As noted earlier in this section, the applicant will provide graphics with updated gross and net dedication areas to properly calculate the park dedication fee. If the City followed the adopted policy to only give credit for net trail area and pay the remaining as cash-in lieu of the park dedication fee is estimated as follows: 11 Single Family Units x $4,628 = $50,908 15% of Required Park Land Credit = $7,636.20 TOTAL = $43,271.80 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. Staff will continue to work with the applicant between the preliminary and final plat to update plans to appropriately accommodate the proposed off-road trail. Bechtold Farm (21-030) 9 November 22, 2021 Variance The applicant is requesting a variance so that Lot 10, Block 1 can be access through a private drive located in the unimproved public right-of-way for Garden Lane via a temporary driveway “encroachment agreement”. A. That there are practical difficulties in complying with the Zoning Ordinance. The applicant has modified their original plans numerous times at the request of City staff to accommodate planning and engineering concerns. Section 945.020, Subd. 1, requires each lot “to abut and have direct access to an improved street or private drive”. There is practical difficulty in constructing the 1757 ft. extension of Garden Lane from Chaparral Lane that would only be needed to serve one lot. The easement is also very close to the existing house at 9927 Garden Lane and would significantly impact the homeowner. The full construction of Garden Lane is not warranted at this time. 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 conditions upon which this variance is based are unique to this parcel and were not created by the landowner. The most viable second entrance point to the subdivision is through an extension of Garden Lane. There is an existing easement for the extension of Garden Lane through 9927 Garden Lane which abuts the southwestern most portion of the site; however, the new public street would be constructed very close to the existing home and would have a significant impact on that homeowner and would have limited value to the new development. Staff required the applicant to provide a right-of- way for the extension of Garden Lane and a street could be constructed in the future if warranted. C. That granting of the variation will not alter the essential character of the locality. Granting the variation will not alter the essential character of the locality. The access to Lot 10 will simply appear as a long driveway and right-of-way would be preserved for a future public street. D. The proposed variance would be in harmony with the general purposes and intent of the ordinance. Lot 10, Block 1 and the driveway will be indistinguishable from the other lots in this development. When Garden Lane is constructed in the future, Lot 10, Block 1 will have direct access to an improved road in compliance with the Subdivision Ordinance. E. The variance is consistent with the Comprehensive Plan. The variance to allow Lot 10, Block 1 access on unimproved Garden Lane public right-of-way is consistent with the Comprehensive Plan for Rural/Ag Residential. The lot and driveway will be similar in appearance to other homes in this development and will minimize impacts on neighboring properties. Bechtold Farm (21-030) 10 November 22, 2021 F. The City may impose conditions on the variance to address the impact of the variance. The driveway will be maintained by the homeowner and will be removed from the Garden Lane public right-of-way when the street is constructed. Access to Lot 10, Block 1 will be from Garden Lane once the street is constructed. Summary Staff finds that the proposed preliminary plat and variance are generally consistent with the City Comprehensive plan and ordinance goals. If the Council finds that the variance standards have not been met for the variance, they could deny the variance and provide findings of fact for denial. 6. Recommendation Move to adopt Resolution 2021-129 approving the preliminary plat and variance as recommended by the Planning Commission. Attachments 1. Resolution 2021-129 Approving the Preliminary Plat and Variance 2. Site Location Map 3. Engineering Memo dated October 25, 2021 4. Public Safety Memo dated July 14, 2021 5. Applicant Narrative dated September 20, 2021 6. Variance Narrative dated September 21, 2021 7. Site Plans dated October 6, 2021 8. Trail Easement recorded December 22, 2009 9. Exhibit A – Trail easement area 10. Comprehensive Plan Parks and Trails Plan Map 11. Comprehensive Plan Natural Resources Inventory City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-129 Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND VARIANCE FOR “BECHTOLD FARMS” ON THE 116.61-ACRE SITE AT 10165 BECHTOLD ROAD (PID 05-119-23-44-0001 AND 08-119-23-11-0007) (CITY FILE 20-030) WHEREAS, Skies Limit LLC (“the applicant”) has requested approval of a preliminary plat to create 12 lots from two existing parcels legal described as: SEE ATTACHMENT A WHEREAS, the applicant has also requested approval of a variance to allow private drive access through the unimproved Garden Lane right-of-way, and; WHEREAS; the Planning Commission reviewed the preliminary plat and variance at a duly called public hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat 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 June 15, 2021 and revisions received on June 28, September 21, and October 7, 2021, except as amended by this resolution. 2. The requested variance to allow Lot 10 Block 1 to access Bechtold Rd through a private drive located in the unimproved Garden Lane right-of-way via a temporary driveway “encroachment agreement” is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The applicant has modified their original plans numerous times at the request of City staff to accommodate planning and engineering concerns. Section 945.020, Subd. 1, requires each lot “to abut and have direct access to an improved street or private drive”. There is practical difficulty in constructing the 1757 ft. extension of Garden Lane from Chaparral Lane that would only be needed to serve one lot. The easement is also very close to the existing house at 9927 Garden Lane and would significantly impact the homeowner. The full construction of Garden Lane is not warranted at this time. b. That the conditions upon which a petition for variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The most viable option for a second entrance to the subdivision is through the extension of Garden Lane. There is an existing easement for the extension of Garden Lane through 9927 Garden Lane which abuts the southwestern most portion of the site; however, the new public street would be constructed very close to the existing home and will have a significant impact on that homeowner while providing limited value to the new development. Staff required the applicant to provide a right-of-way for the extension of Garden Lane and a street could be constructed in the future if warranted. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-129 Page 2 of 5 c. That granting the variation will not alter the essential character of the locality. Granting the variation will not alter the essential character of the locality. The access to Lot 10 will simply appear as a long driveway and right-of-way would be preserved for a future public street. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. Lot 10, Block 1 and the driveway will be indistinguishable from the other lots in this development. When Garden Lane is constructed in the future, Lot 10, Block 1 will have direct access to an improved road in compliance with the Subdivision Ordinance. e. The variance is consistent with the Comprehensive Plan. The variance way is consistent with the Comprehensive Plan for Rural/Ag Residential. The lot and driveway will be similar in appearance to other homes in this development and will minimize impacts on neighboring properties. f. The City may impose conditions on the variance to address the impact of the variance. The driveway will be maintained by the homeowner and will be removed from the Garden Lane public right-of-way when the street is constructed. Access to Lot 10, Block 1 will be from Garden Lane once the street is constructed. 3. There are no development rights remaining after land is platted. 4. The driveway for Lot 10, Block 1 in the unimproved Garden Lane public right-of-way must be removed once the street is improved. Lot 10, Block 1 will have direct access from Garden Lane once the road is improved. 5. Lots within the Shoreland Overlay district are limited to a maximum impervious surface coverage limit of 25% for the portion of the lot in the shoreland overlay. a. Homes located within Shoreland Overlay District are limited to a 25 ft. maximum building height. 6. A vacation application must be submitted with the final plat application. 7. Park dedication shall be a combination of land for the trail easement and cash-in-lieu of and for the 11 new lots, subject to the park dedication fees adopted at the time the final plat is released for filing. a. Park dedication shall be as shown on “Exhibit A – Trail easement area” in the Council packet. b. The Applicant must provide the City with updated gross and net park dedication areas to properly calculate the park dedication fee. 8. Prior to submittal of final plat: a. The applicant must comply with all conditions in the City Engineer’s memo dated October 25, 2021. b. Plans must be revised to show the finished fill elevation for structures must extend 15 ft. beyond the outside limits of the structure. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-129 Page 3 of 5 c. The preliminary plat must be revised to show all drainage and utility easements, trail easements and conservation easements. d. Plans must be revised to clearly show the: i. 100-year floodplain ii. Shoreland Overlay District iii. Ordinary high water line (OHWL) iv. Wetland boundaries e. Each lot must show one overstory tree to be planted on the lot. f. Plans must be updated to show the proposed trail easements and park land dedication area. g. Structures to be preserved on Lot 1, Block 1 must be dimensioned on plans. h. Applicant must submit a planting and maintenance plan for wetland buffers and monuments. i. Plans must comply with the wetland buffer and setback requirements in Section 1050.010 of the Zoning Ordinance. j. Plans must show compliance with wetland buffer strip planting requirements in Section 1050.010 of the Zoning Ordinance. k. Plans must be revised to relocate septic systems to comply with the 75 ft. minimum setback from wetlands and the ordinary high water line. l. Obtain preliminary approval of the septic locations from Hennepin County Public Health. 9. Prior to issuance of building permits: a. Wetland buffer monument signs shall be purchased from the City and must be installed by the applicant. b. Wetland buffer monument signs must be installed as required by Section 1050.010, Subd. 7, of the Zoning Ordinance. c. Wetland buffer plantings must be installed by the developer in accordance with Section 1050.010, Subd. 8, of the Zoning Ordinance. d. Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. e. The applicant must enter into a development contract with the City as outlined in Section 960 of the Zoning Ordinance. 10. 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 final plat. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-129 Page 4 of 5 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-129 Page 5 of 5 ATTACHMENT A The South Half of the Southeast Quart of Section 5, Township 119, Range 23, Hennepin County, Minnesota, except road. AND Outlot A, BECHTOLD FAMILY ACRES, Hennepin County, Minnesota, according to the recorded plat thereof. Hennepin County Property Map Date: 10/11/2021 Comments: 1 inch = 800 feet PARCEL ID: 0511923440001 OWNER NAME: A R & M E Bechtold Trustees PARCEL ADDRESS: 10165 Bechtold Rd, Corcoran MN 55374 PARCEL AREA: 78.96 acres, 3,439,554 sq ft A-T-B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $784,500 TAX TOTAL: $5,837.48 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $701,400 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Bechtold Farms Preliminary Plat Review Date: 10/25/2021 Exhibits: This Memorandum is based on a review of the following documents: 1. Preliminary Plat and Storm Sewer Plans, prepared by Otto Associates, Dated September 21, 2021 2. Previous Stantec Memo and City Letter with comments, Notes/comments added by Skies Limits LLC, Dated July 12, 2021. 3. HydroCAD Model for Existing and Proposed conditions, dated September 20, 2021 4. Storm Structure Detail Plans. 5. Soil Boring Report, Submitted by Otto Associates, Dated May 24, 2021 6. Stormwater Management Plan, Prepared by Otto Associates, Revised September 20, 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. These comments are based on a preliminary review of the information provided. They are intended to assist the applicant with future submittals. Additional comments and a more detailed review will be provided on future submittals. 3. 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. 4. Final approval by the Elm Creek Watershed Management Commission and MPCA must be attained before any site grading or activity may commence. 5. Individual lot plans are required at Final Plat. These shall show easements, driveways, wetlands, septic sites, site specific grading, private well locations and setbacks. Plat: 1. The applicant shall provide drainage and utilities easements per the City Code. Any existing easements shall be clearly shown on site plans. October 25, 2021 Bechtold Farms Kevin Mattson Page 2 of 4 2. All buffer and setback requirements along Rush Creek shall be met and clearly identified in the plans. 3. All retaining walls, grading features, or other site improvements located within a D&U Easement or ROW, even if shown on site plans shall require an encroachment agreement. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. Please use a separate Plan sheet and do so in accordance with MPCA SWPPP guidelines. Transportation 1. The driveway for Lot 10 Block 1 will be located within the City ROW upon the initial build. An agreement will be necessary between the city and property for this drive for when in the future, the street is constructed. 2. Access for Lot 2 Block 2 should be located as close to the north lot line as possible to be near the existing access for the lot to the north. 3. The applicant is using a rural road section. All ditch grading and culvert crossings shall meet the necessary City standards. Grading /Stormwater 1. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 2. Please provide City of Corcoran Standard Plate for the wetland buffer monuments being used (GEN-8). 3. Provide grading for individual lots to confirm proposed drainage boundary delineation and to confirm that grading is workable. Many of the current house pad elevations or suggested grading appears difficult with existing grades shown and/or may be impacted by areas of ponding. For example, Lot 5’s house pad has a stated low opening of 951.8 and a ground elevation of 959.8 with an intended 2% grade down to the roadway ditch (elevation 960.0). Each lot will require individual grading for the proposed house style. Additional examples include: o Delineated Wetland 9 has a HWL of 959.6, but the Lot 3 low opening is only 950.1. o Lot 5’s adjacent pond has a HWL of 952.3 and an EOF of 953.3 with a low opening of 951.8. Proposed grading of lot is needed to clear up these issues. o Delineated Wetland 7 has a HWL of 955.6, but the lot 7 opening is only 957.1. 4. Low Opening is a minimum of one foot above the EOF and two feet above the HWL. WMO also has freeboard requirements that apply. 5. As noted above, some house pad low openings cannot be evaluated without additional information. 6. Sloped wetlands do not have a fixed HWL and therefore the City’s freeboard requirement of 2’ from HWL to low opening applies from the wetland boundary elevation. The October 25, 2021 Bechtold Farms Kevin Mattson Page 3 of 4 wetland boundary elevation will be considered the HWL for the purposes of freeboard for wetlands with overland outflow within an easement. o For example, Lots 1 and 2 have a sloped wetland (Delineated Wetland 11) with a boundary elevation closest to the housing pads of approximately 969.0. Therefore, the low opening must be raised to 971.0 for both lots unless alternative grading and design is provided to manage discharge. o Delineated Wetland 16’s boundary elevation closest to Lot 10 is 964.0. As noted, low opening would be a minimum of at least 966.0. 7. Label all EOF locations of wetlands that create ponding on plans. Many EOFs are still missing. Other examples are listed below. o Delineated Wetland 9 has 2 EOFs that are modeled, but not labeled. o Delineated Wetland 11 has a modeled EOF of 970.5, but the existing grading indicates a spot elevation of 968.63. Please clarify. o Delineated Wetland 20 has a modeled EOF of 970.7, but it is not labeled on plans. o Delineated Wetland 19 has modeled EOF of 971.5, but it is not labeled on plans. Please provide. Additionally, the grading indicates that the discharge would flow across Garden Lane. Provide grading of Garden Lane to validate EOF elevation. 8. Provide the routing, elevations, and lengths of all storm components in the model to match the plans provided. 9. Floodplain is present on site. No grading is allowed within boundaries without appropriate permitting. Floodplain is currently under study by the DNR involving the WMO and City. Consider offset from existing floodplain. 10. Floodplain shown on plans does not match FEMA’s National Flood Hazard Layer. Please note on plans that floodplain was adjusted to be consistent with BFEs and topography rather than effective mapping. 11. Any wetland impacts must be permitted by appropriate agencies and mitigated for. Provide permit when received. 12. Impervious area is underestimated for proposed conditions. the proposed impervious area shown on plans (Chaparral Lane 1.63 acres, Garden Lane 2.63 acres, housing pads 0.08 impervious per lot * 12 lots = 1 acre) is measured at approximately 5.22 acres (model shows 4.53 acres). Additionally, this does not account for expected driveways and other impervious area likely to be created on building lots (e.g. garages, sheds, other auxiliary structures). Proposed conditions must account for full-build out. 13. Invert elevation of 24” double barrel culverts draining Delineated Wetland 7 is 951.0 per modeling, but 950.5 per plans. 14. Invert elevation of 18” culvert draining P13 is 975.7 per modeling, but 976.5 per plans. 15. The HWL upstream of 24” (2 culverts) draining P12 is listed as 959.4 on plans but modeled as 959.83. Additionally, the outlets modeled do not represent the plans. Modeling uses a 24” and 2-18” culverts, but on plans 2-24” culverts are shown. 16. The outlets modeled for P7 do not represent the plans. Plans show 1-24” and model is showing 2-15” culverts. 17. Modeling of Pond OCS structures currently overestimates flow into the riser. It is modeled as a horizontal orifice at the low invert, but in reality, it is a slanted orifice. Model as either a custom orifice/weir or and orifice/grate. Coordinate with City. 18. Provide EOF in model for all ponds. October 25, 2021 Bechtold Farms Kevin Mattson Page 4 of 4 19. Provide HWL on plans for all culverts as modeled. 20. Invert elevations in model should match plans and as well as Manning’s n values. 21. Wetland #5 is currently modeled with no runoff being routed downstream. 22. All proposed culverts are currently showing less than 1.5’ of cover to top of pipe. Minimum of 2’ of cover to top of pipe required at low point. 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 (Planners Lindahl and Davis) From: Director Gottschalk Date: July 16, 2021 Re: Bechtold Farm A Public Safety plan review meeting was held on 07/14/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Malewicki, and Fire Chief Leuer. The comments are based on revised plans submitted June 28, 2021. The following public safety comments are provided for the project: 1. As long as the proposed road to serve the development meets City specs for width and turnaround requirements, a second access point is not necessary. 2. No concerns are noted based on the current plans. ~Project Narrative~ Bechtold Farms Corcoran, MN Preliminary Plat Application Date: 9/20/2021 PIDS included in application (referred to herein as “the property”): 0511923440001 – 78.96 acres zoned “farm” / 8 building entitlements 0811923110007 – 36.65 acres zoned “farm” / 4 building entitlements Applicant: Skies Limit LLC -Phillip Kothrade 612-201-1982 phillip@jpccustomhomes.com -Donavon DesMarais 612-548-4395 donavon@youwillbemoved.com Survey/Engineer: Paul Otto/Otto Associates 763-682-4727 / paul@ottoassociates.com Fee Owner’s: Arnold and Mary Bechtold Narrative/Purpose Of The Subdivision Request: The vision for Bechtold Farms is a small subdivision of medium to large size (ranging in size from 5 to 21 acres) lots established in a rural setting that offers its future residents both the many benefits of countryside tranquility while also maintaining close proximity to all the lifestyle amenities one may divulge in just minutes away in Rogers or Maple Grove. The proposed subdivision seeks to limit the impact on its neighbors while adhering closely to the guidance of the governing entities associated with processing this application. The unique setting consists of rolling topography mixed in amidst wooded backdrops and several wetlands which will be protected. There is an existing/recorded Trail Easement in the Northwest corner of the larger PID 0511923440001 which will get connected internally to the subdivision herein through the western cul-de-sac near where lots 6 & 7 meet (see proposed plat). This community will have a mandatory homeowner’s association that will include declarations & covenants for residents to conform to while calling here “home”. A planting and maintenance plan will be included in the final design when submitted for final plat approval. The huge draw and appeal to this new community will be that such medium to large acre subdivisions have not commonly been brought into Corcoran with much frequency over the past several years yet the demand for them is unparalleled. There is a real, urgent need for such acreage lots in this area and we expect to see immediate interest from parties both in and outside our networks. Excluding the existing farm/homestead and the large outlier lot (Lot 1, Block 2 = 21.5 acres) the average lot prices will be $239,700 and average lot size of 7.82 acres. The applicants request consideration for preliminary then final plat approval to subdivide the aforementioned two large PIDs which collectively are comprised of 115.61 acres into 12 new acreage lots. The southern 36.65 acres (PID 0811923110007) will be comprised of just 3 building entitlements while the northern 78.96 (PID 0511923440001) will have within it 8 new lots plus the existing farm/homestead which is being sold as-is. The existing farm/homestead has an older, well-maintained two story home and several out-buildings which includes an old barn. We have proactively met several times with both the surveyor and the City Planner(s)/City Engineers so the current rendition/configuration of the plat we’re proposing is the byproduct of their collective experience and feedback. Please reference the included preliminary plat to see the exact sizes and lot layouts. A new paved interior road (Chaparral Lane) will be created to provide access to the 10 of the 11 newly created lots as one of them (Block 2, Lot 2) will access directly off Bechtold Road and not use the new interior street. While it seems most logical to continue to allow the existing farm/homestead to access off of Bechtold Road we are open to dialogue about it staying as-is or changing it to access from the south off of the new Chaparral Lane. The new street will intersect with Bechtold Road directly across the street to the east from the existing Chaparral Lane which is denoted on the preliminary plat. One of the many changes and reconfigurations to the originally submitted plat involved moving the primary access/entrance south some 400-500 feet so that it didn’t interfere with any future turn lanes or a future stoplight where the existing Chaparral Lane meets Bechtold Road. While this proved to be a true challenge we feel confident that the proposed plat/lot configurations are both appealing and meet all city code requirements for such a new subdivision. Underground utilities (power, natural gas, cable, internet & phone) will be joint-trenched with Michaels and installed along the new street. All lots will have private wells and septic systems. The applicants plan prior to the road installation to have the existing home/farmstead (Lot 1, Block 1) sold & closed to its new owners so likely in April- May 2022. They also intend to have Lot 2, Block 2 that will access off of Bechtold Road sold & closed to its new owner’s shortly after the final plat is recorded which means the house construction could begin on this lot as early as late April to May 2022. The applicants have incorporated a future “right of way” labeled Garden Lane which in-concept will one day in the future connect at the new Chaparral Lane and then exit the SW area of the entire subdivision by connecting to the existing/dead-end Garden Lane (see plat). The future Garden Lane ROW is NOT being constructed at this time by the developer as all but only one lot (Lot 10, Block 1) will be accessed from other conforming locations. Included in this plat application is also a request for a Variance so that just one lot (Block 1, Lot 10) can be accessed through the private drive in the Garden Lane ROW via a temporary driveway “encroachment agreement” (see Variance Application included herein). Ideal Project Timeline/Forecast: October 21st, 2021; Be on the agenda for the Parks & Trails Commission Meeting November 4th, 2021: Be on the agenda for the Planning Commission Meeting November 22nd, 2021: Be on the agenda for the City Council Meeting December 21, 2021: Submit FINAL PLAT APPLICATION by this deadline date January 27th or February 24th, 2022: Be on the agenda for the 2nd Planning Commission Meeting to ideally obtain final plat approval March-April 2022: Sign and record the required documents (mylars, Developer’s Agreement, plat, etc.) for the mylars, final plat and any/all pertinent development related documents to be recorded at Hennepin County Recorder’s office. May-July 2022: Road construction and site improvements to begin promptly once road restrictions are lifted with an expectation of road completion/stormwater maintenance systems, etc to be installed and done by mid July 2022. Project duration for all road work, stormwater maintenance and general infrastructure to take 6-8 weeks by a company such as FEHN Companies, depending on the weather. Late July-August 2022: Underground utilities to be scheduled for installation within 30-45 days following the laying of the new asphalt street. New Construction permits to begin being issued as the 11 new construction builds begin to be built on-site in the new Bechtold Farms >We expect to have all the lots sold/under contract by July 1st, 2022 and completion of all future home builds to extend through end of the year 2023 at the latest. We thank you graciously for your consideration of this plat application and know that will continue to work in earnest to make this not only a win-win for the City of Corcoran but for its current and future residents as well. Variance Application for “Bechtold Farms” -Written Description of the request for the variance To whom it concerns, Included in our Preliminary Plat (Land-Use) Application is a request for a variance to allow one of the twelve lots to be accessed through a future right of way, labeled “Garden Lane” on the plat itself. Here detailed below is the criteria being met to give full consideration and acceptance of this variance request; a) The practical difficulties that justify this request is that the applicants have drastically modified their original plat (referred to here as Plat 1.0, attached) layout/design several times to proactively satisfy the concerns of the city planners and engineers. As a byproduct of these changes we were left with just one singular lot (Lot 10, Block 1) that did not meet the 200 lineal lot frontage requirements, per the code. This lot has been laid out/situated within the plat so that down the road in the future when/if city sewer & water infrastructure comes to this location this single owner can easily subdivide his 9.8 acres into smaller east-west lots along the future Garden Lane street. The original plat did not create a need for any variances but based on the city planners & engineers feedback they had two primary issues; 1) The entrance was too close to existing Chaparral Lane which could cause future safety & traffic problems “if” a stoplight and turning lanes were ever installed at where Chaparral Lane presently meets Bechtold Road to the east of this proposed plat location. The original entrance was within 500-600 feet of the existing Chapparal Lane. 2) They wanted to see a layout/design with a future connection through the southern smaller 36 acre parcel and exiting/connecting into the existing Garden Lane which doesn’t quite touch the SW corner of the southern lot. Our original intention under Plat 1.0 was to load 11 of the 12 building entitlements into the new subdivision which would primarily be built-out on the northern 78 acres. The southern 36 acres was to retain 1 building entitlement and be accessed directly off of Bechtold Road and NOT through the new subdivision. b) The conditions upon which this variance is based are unique to this parcel of land and was not created by the landowner. There are really only two viable entrance points into this subdivision and one which wasn’t pursued could possibly be in the northeastern corner of the 78 acre parcel however that would/could cause some future congestion from where Bechtold Road meets Oakdale which then causes traffic and safety concerns. The topography of the land bears itself to several wetland areas and topography changes which makes getting viable lots that will satisfy all the requirements a challenge. c) The granting of the variation will not alter the essential character of the locality. The private drive that the variance application to allow an encroachment agreement to allow a private drive to be constructed in the Garden Land public Right of Way (ROW) will fit in just like the rest of the driveways. Many of the lots (Block 1, Lots 2, 3 & 4 / Block 2, Lots 1 & 2) will have long, winding driveways that come off the new Chaparral Lane to their homes. The subject private drive will look no different than any of the others nearby within the new subdivision, many of which are closest to the subject lot. d) The proposed variance would be in harmony with the general purposes and intent of the Ordinance. It would blend in like many of the nearby lots within the new subdivision so to an onlooker from the street view this private drive will look no other than any other nearby. e) The variance is consistent with the Comprehensive Plan. f) We understand that the City may impose conditions on the variance to address the impact of the variance. BECHTOLD ROAD CHAPARRALLANENORTH FORKRUSH CREEK123456789BLOCK 1BECHTOLD ROADNORTH FORKRUSH CREEKCHAPARRALLANEG A R D E N L A N E SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN9-21-21BECHTOLD FARMSkies Limit, LLCCorcoran, MN21-02212 7Feet0100200PRELIMINARY PLAT - NORTHI hereby certify that this survey, plan, or report was prepared by myor under my direct supervision and that I am a duly Licensed LandSurveyor under the laws of the State of Minnesota.__________________________________________________Paul E. OttoLicense #40062 Date:_________________________1BLOCK 210 GARDENLN BECHTOLD ROAD21BLOCK 210I hereby certify that this survey, plan, or report was prepared by myor under my direct supervision and that I am a duly Licensed LandSurveyor under the laws of the State of Minnesota.__________________________________________________Paul E. OttoLicense #40062 Date:_________________________SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN9-21-21BECHTOLD FARMSkies Limit, LLCCorcoran, MN21-022137Feet0100200PRELIMINARY PLAT - SOUTH987GA R D E N L A N E BECHTOLD ROAD CHAPARRALLANENORTH FORKRUSH CREEK123456789BLOCK 1BECHTOLD ROADNORTH FORKRUSH CREEKCHAPARRALLANEG A R D E N L A N E SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN9-21-21PRELIMINARY GRADINGPLAN - NORTH21-02214 7SKIES LIMIT LLCCORCORAN TOWNSHIP, MNBECHTOLD FARMI hereby certify that this plan, specification, or report was prepared byme or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the State of Minnesota.Paul E. OttoLicense # 40062 Date:Feet0100200SILT FENCE DETAIL110 GARDENLN BECHTOLD ROAD21BLOCK 210G A R D E N GA R D E N LAN E SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN9-21-21PRELIMINARY GRADINGPLAN - SOUTH21-02215 7SKIES LIMIT LLCCORCORAN TOWNSHIP, MNBECHTOLD FARMI hereby certify that this plan, specification, or report was prepared byme or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the State of Minnesota.Paul E. OttoLicense # 40062 Date:Feet0100200SILT FENCE DETAIL987 12391BLOCK 2BECHTOLD R O A DCHAPARRAL LANEBLOCK 1CHAPARRALLANE CHAPARRAL LANESTA 0+00 TO STA 11+00SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.com769-21-2121-0221SKIES LIMIT LLCCORCORAN TOWNSHIP, MNPRELIMINARY STREET & STORM SEWER PLANCHAPARRAL LANE (STA 0+00 - STA 11+00)BECHTOLD FARMI hereby certify that this plan, specification, or report was prepared byme or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the State of Minnesota.Paul E. OttoLicense # 40062 Date:NFeet050100 3456789BLOCK 1CHAPARRAL LANECHAPARRAL LANESTA 11+00 TO STA 23+00SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.com779-21-2121-0221SKIES LIMIT LLCCORCORAN TOWNSHIP, MNPRELIMINARY STREET & STORM SEWER PLANCHAPARRAL LANE (STA 11+00 - STA 23+00)BECHTOLD FARMI hereby certify that this plan, specification, or report was prepared byme or under my direct supervision and that I am a duly LicensedProfessional Engineer under the laws of the State of Minnesota.Paul E. OttoLicense # 40062 Date:NFeet0501002 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 City Council FROM: Kendra Lindahl, Landform DATE: November 17, 2021 for the November 22, 2021 City Council Meeting RE: Site Plan, Conditional Use Permit and Preliminary Plat for Saint Therese Communities on the property located at 8200 Co Rd No 116 (PID 24-119-23-23- 0001) (City File No. 21-042) 120-Day Review Deadline: January 19, 2022 1.Application Request Saint Therese Communities has requested approval of a senior living community with 206 units and accessory complementary uses, some of which will be open to the public. The campus would be located on a 12.88-acre parcel created from the 78.88-acre parcel. The City is currently the owner of the property and the subdivision will create Lot 1, Block 1 that St. Therese will be acquiring as outlined in the purchase agreement. 2.Planning Commission Review The Planning Commission reviewed this item at a public hearing on November 4, 2021. In addition to the applicant, one person spoke at the public hearing. The Planning Commission voted 4-0 to recommend approval of the project with no changes to the draft resolution. 3.Changes Since Planning Commission Staff and the applicant met on November 10th to review the conditions of approval and the Planning Commission discussion. The applicant indicated that they had read the conditions of approval and would comply with the conditions of approval. The only concerns were related to landscaping, parking and architecture. The applicant submitted plans on November 16th increasing the amount of landscaping, but they are continuing to ask for some flexibility from the ordinance standards. This request is discussed in the landscape section of the report. Revised plans were submitted showing additional parking and the parking plan received on November 16th now complies with ordinance requirements. Resolution 2021-131 (condition #9) was updated to reflect this change. The applicant also submitted revised architectural plans and a narrative describing their requested building materials and this request is discussed in the architecture section of the staff report. Agenda Item: 8a. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 2 November 22, 2021 4. Background On November 23, 2020, the Council approved a minor subdivision to subdivide the property for sale of the parcel to St. Therese, but the subdivision was never recorded. Therefore, as part of the application, they are requesting approval of a preliminary plat to be processed with the other applications. 5. Context Level of City Discretion in Decision-Making The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan. The City’s discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. The City’s discretion in approving a preliminary plat is limited to whether or not the minor subdivision meets the standards outlined in the Code. If it meets these standards, the City must approve the subdivision. Zoning and Land Use The subject property is guided Mixed Use in the 2040 Future Land Use Plan and zoned Downtown Mixed Use (DMU). The property to the south is guided Mixed Use and zoned Downtown Mixed Use, north and east are guided Low Density Residential and zoned Urban Reserve and west is guided Medium Density Residential and zoned Medium Density Residential. The site is located in the Town Center of the Southeast District. Natural Characteristics of the Site There is a large wetland area on the northern portion of the property. A wetland exemption has been approved for the areas outside of Lot 1, Block 1, which are not proposed for development. The south fork of Rush Creek runs through the northern portion of the property. 6. Analysis of Request The project includes a large sprawling complex to provide housing and support services to residents aged 55 and older. The project includes 99 independent living apartments, 53 assisted living apartments (including 20 memory care apartments) and 54 skilled nursing care rooms. The site includes a bistro, salon, pool and fitness center, chapel, therapy and wellness services for the residents, many of which will be open to the public. The southeast corner of the site includes main street retail-type entrances near the amphitheater to encourage public use. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 3 November 22, 2021 This is the first development proposed in the Town Center. The Southeast District Plan and Design Guidelines are adopted as Appendix B to the Zoning Ordinance to supplement the ordinance standards. The Town Center is the heart of the City and the has higher design standards than other areas of the City in order to create the place as envisioned by the City. The St. Therese campus does meet one of the primary goals of the district by offering life-cycle housing options that are not currently available in Corcoran. Site Plan The applicant is proposing a minor subdivision that will create three parcels from the existing 8200 County Road 116 property. The northern parcel (Lot 2, Block 1) will be retained by the City and includes the existing city hall building. The western parcel (Outlot A) will be for creation of a lineal park. Lot 1, Block 1 will be created for future St. Therese development. Development in the Town Center should provide cues that this is a unique place with both the architecture and site plan. Special emphasis should be placed on proving accessible destinations and inviting design. The main entrance to the site is on the west side of the complex and provides access to the chapel and fitness center. The secondary entrance is in Building F (southwest portion of the site) and provides access to the salon, bistro and gift shop. Additional entries are available throughout the site for staff and residents. One of the unique elements of development in the Town Center is the creation of a consistent street edge. Rather than establishing minimum setbacks like other districts in the City, the Town Center has a maximum building setback and a requirement to create a street edge. Setback/Build-To lines Required Proposed Front (all streets) 15 foot maximum 6.7 feet from City Center Drive on the east 43.8 feet from 79th Place Side None N/A Rear (west lot line) None 100 feet +/- The street edge requirement is a challenge for this site which has three street frontages (north, east and south). The applicant has worked with staff to identify City Center Drive as the primary street frontage. The site is designed to create a street edge with the amphitheater at the corner of City Center Drive/78th Place and the independent living wing of the building at a 6.7-foot setback at that corner (increasing to 14.7 feet at the north end of the building). The Southeast District Plan requires a minimum of the first 50 ft. of the lot frontage on either side of the street intersection to be occupied by buildings set at the build to line. This building provides a street edge along approximately 177 feet of this 1,260-foot-long section of City Center Drive. The spoke-style of the buildings stretches out from the center towards the adjacent streets to draw people into the site, but cannot be located to provide a street edge all frontages. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 4 November 22, 2021 The Southeast District plan states: “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.” The applicant has attempted to replicate a street edge north of building F along City Center Drive by placing benches and landscaping along the street. Staff believes the concept is valid, but additional details are required. • The City Council may wish to discuss the street edge requirement and attach any necessary conditions to ensure compliance with the intent of the requirement. Density The Downtown Mixed Use District will provide for the establishment of a community focal point which is a blend of cultural, civic, entertainment, commercial, retail, residential and office uses. The DMU district expects residential multi-family uses shall be developed at a minimum of ten units per acre or greater. The independent living units are 48.1% of the units. If we assume they control the equivalent percentage of the land, we can assume it is 99 units on 6.2 acres. This is 15.97 units per acre and complies with ordinance requirements. Future Phases The plans show a possible future independent living expansion in the southwest portion of the site. The applicant will be required to come back to request site plan approval for that expansion should it be desired in the future. Should that expansion happen, staff would recommend that the building be shifted south to create an urban street edge on 79th Place at the entrance from CR 116. The northern portion of St. Therese site is vacant, but could also be developed in the future for another phase consistent with the standards in the Zoning Ordinance. No plans have been provided for that portion of the site and any development would require site plan approval. Architecture The Town Center architecture standards are more specific than any other district and require: 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 St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 5 November 22, 2021 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. The original submittal had a mix of fiberboard lap siding in blue, grey and beige and fiberboard panels as the primary materials, with stone veneer, thin brick veneer and other materials. It appears that the fiber cement siding exceeds the 30% maximum allowed by the Town Center standards. However, the standards use the word “may” not “shall” and; therefore, staff believes that mix generally meets the spirit of the ordinance with high quality materials. Additional information must be provided to calculate the percentage mixes as outlined in the standards. The applicant is continuing to request approval of the building as originally submitted. However, they have provided a second option in their November 16th submittal that would provide thin brick veneer as the primary finish on the street facing elevations on the independent living wings. Those three walls would comply with the standards and they would continue to use the fiberboard as the primary finish on the other elevations. Their narrative provides their justification for the request. Staff believes that the Council has discretion in providing flexibility from the Design Standards and could approve either option proposed by the applicant without a variance if Council finds that would be consistent with the intent of the standards. • The City Council should discuss the proposed material mix and whether the fiberboard materials are acceptable as a primary material. The Council has three options: 1. Approve Resolution 2021-131 as drafted. Condition 8(c)ii requires compliance with the standards in the design guidelines. 2. Approve Resolution 2021-131 and modify condition 8(c)ii to allow the architecture as originally proposed with fiberboard siding as the primary material: “Primary and secondary building material percentages shall be approved as shown on the plans dated October 22, 2021”. 3. Approve Resolution 2021-131 and modify condition 8(c)ii to allow the architecture as proposed on the November 16th plans with brick as the primary building material on the three elevations at the City Center/78th Place intersection: “Primary and secondary building material percentages shall be approved as shown on the plans dated November 16, 2021”.. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 6 November 22, 2021 The amphitheater at the corner of City Center Drive and 79th Place is intended to anchor the site. The applicant has provided a rendering and conceptual seating to show the intent of the amphitheater but additional details are required to ensure that the grading, utility, landscape and site plans do not conflict. Building Height Neither the DMU district nor the Town Center have a maximum building height and multi-story buildings are encouraged. The building varies from two to four stories in height. The plans do not show building height, which is “The vertical distance to be measured from the grade of a building line to the top of the cornice of a flat roof, to the deck line of a mansard roof, to a point on the roof directly above the highest wall of a shed roof, to the upper most point on a round or other arch type roof, to the mean distance of the highest gable on a pitched or hip roof.” Staff has included a condition requiring the plans be revised to dimension the building height for each of the seven wings (A-G). Our analysis shows an average building height of +/- 37.2 feet, with building E and F at approximately 54 feet tall for those four-story buildings. The building height complies with ordinance standards. The lower buildings are nearest to CR 116 and increase in height as it moves into the Town Center as previously recommended by the City Council when the sketch plan was reviewed in 2019/2020. Screening The Code requires all rooftop and mechanical equipment be fully screened. The plans show a rooftop parapet, but no details about mechanical equipment are provided. Large rooftop elements are shown on Buildings A, B and E, but it is unclear whether these are screening rooftop equipment or simply architectural features. A rooftop plan and screening details must be provided to show compliance. There is also what appears to be a maintenance vehicle or tractor (in white) on the south elevation of Area B (it appears to be part of a possible walled in shed or storage area). Another white, unidentified object, is located on the east elevation of Area A. The applicant should provide further details on these items to ensure proper screening. Trash/Recycling All trash and recycling is located inside the building as required by the Town Center standards. Signage No sign details are provided by St. Therese. All development signage must submit sign permits and Figure 1-Conceptual Amphitheater Seating St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 7 November 22, 2021 comply with the sign ordinance in the City Code. Additionally, staff notes that the Southeast District plan envisions gateway signage at the primary entrances to Town Center, including CR 116/City Center Drive and CR 116/79th Place. The Plan says that City will work with developers to design signage that incorporates landscaping, lighting and hardscape to anchor the gateway. However, both of these entrances are outside of the parcel being purchased by St. Therese. • The City Council should discuss the gateway signage as part of the street design project. Staff recommends that the street design include the gateway signage as part of the hardscape and green infrastructure that will be part of the public street design. Landscaping The Zoning Ordinance requires residential uses to provide a minimum of one overstory tree per dwelling unit. Non-residential uses shall contain at a minimum: a. 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, plus b. One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. The independent living units are considered residential and the other uses are non-residential. This was the formula used in the terms sheet for the purchase agreement and for the park dedication calculation. The ordinance requires: - 99 trees for the 99 independent Living Apartments - 160 trees and 535 shrubs for the remainder of the building (160,358 sq. ft. of 289.660 sq. ft.) The ordinance requires 259 trees and 535 shrubs for this site plan and this does not include the future buildings shown in the southwest corner of the site. The revised landscape plans show the equivalent of 181 overstory trees and 535 shrubs. The developed portion of the site is well landscaped and there is limited space to provide additional landscaping around the buildings. However, it appears that the only space to plant the additional 78 trees required by ordinance is on the vacant north 4+ acres of the site. The applicant’s landscape narrative suggests that there may be future development in this area, but no details have been provided and no approvals are granted for future development. Planting trees in this area would be temporary and it seems that the applicant could make an argument that it is a practical difficulty. • Staff believes that the plans submitted on November 16th do show that planting the required trees on site would be a practical difficulty. We have revised condition 8(k)ii of Resolution 2021-131 to say that the applicant must either provide the additional trees as required by ordinance or submit a variance application. A variance would be scheduled for Planning Commission and City Council review in February. The Town Center has landscaping standards beyond the minimums provided in Section 1060.070 of the Zoning Ordinance, including a list of suggested trees for the Town Center and it appears only St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 8 November 22, 2021 two of those trees are used in the landscape plan. The revised plans should work to incorporate more of these desired trees. Staff also notes the trees on the corner of City Center Drive/79th Place are overcrowded and should be staggered and planted approximately 15 feet apart on center, so that the understory trees will survive in front of the conifers. The applicant provided only 216 shrubs where 535 are required. The code requires shrubs to be planted adjacent to the parking lots on the north and west to screen vehicle headlights. Shrubs should also be considered to screen headlines from residents on parking lots internal to the site. Additionally, the Town Center has additional landscape requirement beyond the minimums in Section 1060.070 of the Zoning Ordinance: 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. If the landscape islands and buffers described are provided, it appears that the site would be close to meeting the landscaping requirements for shrubs. The plans shall be revised to comply with ordinance requirements. The plans show some potential conflicts with the landscaping and future utilities. Final plans must be provided to ensure conflicts are eliminated. A community garden is planned in the northwest corner of the St. Therese lot. No details have been provided at this time, but it would be a terrific amenity that could provide unique entrance to the project. The applicant should provide additional details. Lighting should be designed to be part of the larger Town Center design aesthetic. The developer should work with the City to finalize lighting design. Parking The site complies with the minimum parking requirements required by Section 1060.060 of the St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 9 November 22, 2021 Zoning Ordinance: Land Use Number of Stalls Required Required for Project Provided by Applicant Senior Housing 1.5 spaces per dwelling (99 independent living units) 149 Nursing Homes 1 space per two beds (109 beds) 55 TOTAL 204 212 (141 surface + 71 underground) Staff notes that there is significant grade change adjacent to the two northern parking areas. We recommend that a fence or wall be installed to protect drivers from rolling over the curb and down the embankment. Plans must be revised to address this issue. The Town Center standards encourage the addition of bicycle parking. The plans show bicycle parking near the amphitheater. Additional details are required to ensure there are no conflicts with pedestrian routes. Access/Streets City Center Drive and 79th Place will be constructed as a City project and St. Therese will be responsible for their portion of the project. Two accesses off 79th Place are proposed and must be modified as noted in the City engineer’s memo to ensure adequate public safety access. City Center Drive will be designed as parkway street and 79th Place as a connector street. The Southeast District Plan provides specific design standards for both of the streets with on-street parking, tree lined boulevards with decorative lighting and sidewalks on both sides of the streets. The parkway also has a planted median. The plans show 23 boulevard trees, but these trees will be designed and installed as part of the city street project and would not be calculated to meet the site landscaping requirements. These items will all be incorporated into the City’s street design. The plan shows sidewalk connections from the site to the public sidewalk, but an additional connection should be provided on the north end of the site (from the assisted living/memory care building to City Center Drive). Additionally, it is not clear how the community garden would be accessed from the site, but staff recommends a connection be shown on the plans. New turn lanes will be required from County Road 116. Hennepin County provided review comments as part of the 2020 minor subdivision request and has indicated that their comments remain. The applicant is subject Hennepin County approval. Utilities This site is located inside of the MUSA boundary and will be served by sewer and water. The applicant has included a preliminary utility design but the public infrastructure within the street right- St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 10 November 22, 2021 of-way has not yet been designed and the exact location will need to be coordinated with the City as part of the design. Significant offsite utility improvements are required as outlined in the Feasibility Study for the development dated June of 2019. The developer is responsible for all offsite utility improvements as outlined in the feasibility study. However, since the Feasibility Study was completed, Rush Creek Reserve has installed the trunk sanitary sewer to the NE corner of their development. The St. Therese development will be responsible for connecting to the sanitary sewer stub provided at the east edge of the Rush Creek Reserve development and bringing it across CR 116 to serve the development. Public Safety The public safety committee met and reviewed the plans. Many of the comments are building code issues, however, the applicant must provide additional information to ensure turning radiuses are provided to meet fire requirements and fire lanes must be provided in compliance with the fire code. Stormwater The stormwater for this site is intended to be managed with a regional pond east of the site on Lot 1, Block 2 (the City Hall property). The regional pond will be designed by the City to manage the St. Therese site, new public streets and potentially some future development. Wetlands A wetland exemption was approved by the City, waiving the requirement for a wetland delineation on proposed outlot and City Hall lot. Future development in the area will require a wetland delineation to be done at that time. Floodplain The plans must be revised to indicate the boundary and classification for the FEMA floodplain area in the northern portion of the existing parcel. Park Dedication Requirements The plat creates Outlot A, which will be retained by the City of Corcoran as lineal park as envisioned by the Southeast District plan. Ultimately, it will include an off-road trail with landscaping. Park dedication is due for Lot 1, Block 1, Town Center Addition. St. Therese shall pay park dedication as required by ordinance. The following is an outline of the calculation: St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 11 November 22, 2021 Phase 1: • Skilled housing: 54 units (26.2%) • Assisted Living: 53 units (25.7%) • Independent Living: 99 units (48.1%) • Total: 206 units Independent living pays the multifamily rate and skilled housing/assisted living pays the commercial rate. • Independent living: 99 units x $3,141 = $310,959.00 • Skilled housing and assisted living: 6.68 acres (51.9% of 12.88 acres) x $52,432 (appraised value) = $350,245.75; $350,245.75 x .03 = $10,507.37 • TOTAL = $310,959.00+ $10,507.37 = $321,466.37 Final park dedication amounts will be based on the fee schedule in place at the time the final plat is released for filing. Conditional Use Permit The independent senior apartments are a permitted use in the DMU district, but the assisted living and skilled nursing (nursing home) units are conditional uses in the district. Conditional uses are uses that are allowed if the Conditional Use Permit standards in Section 1070.020 of the Zoning Ordinance are met. Specifically: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The senior living complex includes a mix of housing types and public amenities to help the City meet: • Goal 2, Policy 1 of the Land Use Chapter and Goal 1, Policy 1 of the Housing Chapter in the Comprehensive Plan: “Provide a mix of housing types to provide for a full continuum of housing opportunities, including continued single-family growth and new opportunities for multiple family and senior housing developments.” • Goal 3, Policy 1 of the Land Use Chapter in the Comprehensive Plan: “Use the Mixed Use land use designation to develop a Town Center similar to that envisioned in the Corcoran Southeast District Plan and Design Guidelines adopted in 2016. These guidelines will be updated to reflect the new transportation policies in this plan.” B. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The addition of the assisted living and skilled care facility will promote and enhance the general public welfare by providing housing options that are not currently available in the City for existing St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 12 November 22, 2021 Corcoran residents and their families. The use will not be detrimental to public health, safety morals or comfort, rather it will comply with all building codes for this new facility. C. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. These uses are envisioned by the Comprehensive Plan, the DMU zoning district and the Southeast district guidelines, which specifically planned for a mix of uses and housing options. D. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The project will plat property in the Town Center and will initiate the construction of City Center Drive and 79th Place. The street improvements and extension of municipal sanitary sewer and water will allow adjacent properties to development when landowners choose. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sanitary sewer, water and streets will be extended to the site and constructed with the project. A regional stormwater pond will be constructed on the City property to the east to manage stormwater within the plat. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. G. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. Preliminary Plat The preliminary plat would subdivide the City property into three parcels in “Town Center Addition”: 1. Lot 1, Block 1 = 12.88 acres to be sold for the St. Therese campus 2. Lot 1, Block 2 = 57.84 acres to be retained by the City for Corcoran City Hall property 3. Outlot A = 3.69 acres to be retained by the City for the lineal park St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 13 November 22, 2021 All parcels exceed the 20,000 sq. ft. minimum lot size required in the DMU zoning district. The preliminary plat also includes dedication of right-of-way for County Road 116 as required by Hennepin County and right-of-way for City Center Drive and 79th Place. Conclusion Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Zoning Plan and Zoning Ordinance and finds that the standards for a site plan, CUP and preliminary plat have been met. The proposed use is the type of use long envisioned for the Town Center and staff has included conditions to address outstanding issues. The conditions may result in changes to the site plan, but staff believes the issues can be resolved to move forward with the development. 7. Recommendation Move to adopt the following as recommended by the Planning Commission: 1. Resolution 2021-130 approving the preliminary plat for “Town Center Addition” 2. Resolution 2021-131 approving the site plan and CUP for St. Therese Communities Attachments a. Resolution 2021-130 approving the preliminary plat for “Town Center Addition” b. Resolution 2021-131 approving the site plan and CUP for St. Therese Communities c. Location Map d. Engineer’s Memo dated October 25, 2021 e. Public Safety Memo dated October 22, 2021 f. Hennepin County memo dated November 30, 2020 g. 2019 Concept Plan h. Applicant’s Narrative received October 22, 2021 i. Civil Plans received September 21, 2021 with updates j. Site Plan dated October 20, 2021 k. Amphitheater Rendering dated October 20, 2021 l. Main Street Rendering dated October 22, 2021 m. Building Elevations dated October 22, 2021 n. Landscape Narrative and Plans Received November 16, 2021 o. Architecture Narrative and Plans Received November 16, 2021 p. Parking Plan Received November 16, 2021 City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-130 Page 1 of 4 Motion By: Seconded By: APPROVING PRELIMINARY PLAT FOR “TOWN CENTER ADDITION” AT 8200 CO RD NO 116 (PID 24-119-23-23-0001) (CITY FILE NO. 21-042) WHEREAS, Saint Therese Communities (“the applicant”) has requested approval of “Town Center Addition” a senior living community 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 two lots and one outlot for “Town Center Addition”, in accordance with the plans and application received by the City on September 21, 2021 and revisions received on October 18, 2021, October 19, 2021, October 20, 2021 and October 22, 2021 and except as amended by this resolution. 2. Park dedication is due for Lot 1, Block 1 and shall be cash-in-lieu of land, prior to release of the final plat for recording. Final park dedication amounts will be based on the fee schedule in place at the time the final plat is released for filing, but is currently estimated at $321,466.37 as outlined in the staff report. 3. The applicant shall comply with all requirements of the City Engineer’s memo, dated October 26, 2021. 4. The applicant must comply with Hennepin County comments dated November 30, 2020. 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 Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-130 Page 2 of 4 Whereupon, said Resolution is hereby declared adopted on this 22nd day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-130 Page 3 of 4 ATTACHMENT A DESCRIPTION OF PROPERTY SURVEYED (Per Certificate of Title No. 821472) Par 1: All that part of the following described tract: The Southwest quarter of the Northwest quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota, except the North 152 feet of the West 161 feet as measured along the North and West lines thereof, and except the West 339.11 feet thereof lying South of the following described line: Commencing at the Southwest corner of said Southwest Quarter of the Northwest Quarter, thence North along the West line of said Southwest Quarter of the Northwest Quarter a distance of 382.47 feet to the point of beginning of the line to be described; thence Easterly deflecting 77 degrees, 18 minutes, 13 seconds right, a distance of 347.61 feet to the East line of said West 339.11 feet and said line there terminating. which lies East of a line drawn parallel with and distant 40.0 feet Easterly of the West line of said Section 24. Par 2: That part of the Northwest quarter of the Southwest quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota, lying East of a line drawn parallel with and distant 40.0 feet Easterly of the West line of said Section 24. AND (Per Certificate of Title No. 1150838) That part of the Southwest Quarter of the Northwest Quarter of Section 24, Township 119, Range 23, described as follows: Commencing at the southwest corner of said Southwest Quarter of Northwest Quarter; thence northerly, along the west line of said Southwest Quarter of Northwest Quarter 330.17 feet; thence easterly, deflecting 90 degrees right 231.20 feet to the actual point of beginning of the parcel to be described; thence northeasterly, deflecting 12 degrees 35 minutes 13 seconds left 60.00 feet; thence southeasterly, deflecting 90 degrees right 63.00 feet; thence southwesterly, deflecting 90 degrees right 60.00 feet; thence northwesterly, deflecting 90 degrees right 63.00 feet to the point of beginning. AND (Per Certificate of Title No. 1150839) The West 339.11 feet of the Southwest Quarter of the Northwest Quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota lying south of the following described line: Commencing at the Southwest corner of said Southwest Quarter of the Northwest Quarter; thence North along the West line of said Southwest Quarter of the Northwest Quarter, a distance of 382.47 feet to the point of beginning of the line to be described; thence Easterly deflecting 77 degrees 18 minutes 13 seconds right, a distance of 347.61 feet to the East line of City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-130 Page 4 of 4 said West 339.11 feet of the Southwest Quarter of the Northwest Quarter and said line there terminating. which lies East of a line drawn parallel with a distant 40.0 feet Easterly of the West line of said Section 24; except that part thereof described as follows: Commencing at the southwest corner of said Southwest Quarter of Northwest Quarter; thence northerly, along the west line of said Southwest Quarter of Northwest Quarter 330.17 feet; thence easterly, deflecting 90 degrees right 231.20 feet to the actual point of beginning of the parcel to be described; thence northeasterly, deflecting 12 degrees 35 minutes 13 seconds left 60.00 feet; thence southeasterly, deflecting 90 degrees right 63.00 feet; thence southwesterly, deflecting 90 degrees right 60.00 feet; thence northwesterly, deflecting 90 degrees right 63.00 feet to the point of beginning. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 1 of 7 Motion By: Seconded By: APPROVAL OF A SITE PLAN AND CONDITIONAL USE PERMIT FOR THE PROPERTY AT 8200 CO RD NO 116 (PID 24-119-23-23-0001) (CITY FILE NO. 21-042) WHEREAS, Saint Therese Communities (“the applicant”) has requested approval of a site plan, and conditional use permit to allow a senior living community on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit at a duly called public hearing. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A site plan and conditional use permit are approved to allow for the construction of a senior living community as shown on in accordance with the plans and application received by the City on September 21, 2021 and revisions received on October 18, 2021, October 19, 2021, October 20, 2021 and October 22, 2021 and except as amended by this resolution. 2. Approval is contingent upon approval of the preliminary plat for “Town Center Addition” and all related conditions. 3. No approvals are granted for the future phases. A new application for a site plan amendment will be required prior to issuance of building permits for any areas shown as future phases. 4. The applicant shall comply with all requirements of the City Engineer’s memo dated October 25, 2021. 5. The applicant must comply with the Public Safety Plan Review comments dated October 22, 2021. 6. The applicant must comply with Hennepin County comments dated November 30, 2020. 7. A conditional use permit is approved to allow assisting living and skilled nursing (nursing home), subject to the finding that the applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been met. Specifically: a. The proposed use complies with the Comprehensive Plan. The senior living complex includes a mix of housing types and public amenities to help the City meet Goal 2, Policy 1 of the Land Use Chapter and Goal 1, Policy 1 of the Housing Chapter in the Comprehensive Plan: “Provide a mix of housing types to provide for a full continuum of housing opportunities, including continued single-family growth and new City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 2 of 7 opportunities for multiple family and senior housing developments.” and Goal 3, Policy 1 of the Land Use Chapter in the Comprehensive Plan: “Use the Mixed Use land use designation to develop a Town Center similar to that envisioned in the Corcoran Southeast District Plan and Design Guidelines adopted in 2016. These guidelines will be updated to reflect the new transportation policies in this plan.” b. The addition of the assisted living and skilled care facility will promote and enhance the general public welfare by providing housing options that are not currently available in the City for existing Corcoran residents and their families. The use will not be detrimental to public health, safety morals or comfort, rather it will comply with all building codes for this new facility. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. These uses are envisioned by the Comprehensive Plan, the DMU zoning district and the Southeast district guidelines, which specifically planned for a mix of uses and housing options. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The project will plat property in the Town Center and will initiate the construction of City Center Drive and 79th Place. The street improvements and extension of municipal sanitary sewer and water will allow adjacent properties to development when landowners choose. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sanitary sewer, water and streets will be extended to the site and constructed with the project. A regional stormwater pond will be constructed on the City property to the east to manage stormwater within the plat. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 8. Prior to submittal of a final plat application, the following items must be submitted for review and approval by the City: a. The plans shall be updated to provide details showing compliance with the Town Center requirement for a consistent street edge along City Center Drive. The plans must provide details for low masonry walls, fences, landscaping or a combination of these elements. It must include material details for all proposed elements. b. All trash and recycling shall be contained within the building. c. The architectural plans must be revised to show: City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 3 of 7 i. Building height as defined by the City Code. ii. Primary and secondary building material percentages as required by the Southeast District plan (Appendix B of the Zoning Ordinance). d. Additional details for the amphitheater must be provided for City review and approval. e. A master plan showing grading, utility and landscape plans on one sheet must be provided to ensure no conflicts exist. f. Mechanical equipment must be fully screened from view in a way that is integral to the architecture of the building. This equipment may not be located in the front yard. The plans must be revised to show compliance. g. The plans should be revised to provide more details about the undefined white objects on the south elevation of Area B and the east elevation of Area A to ensure screening is provided in compliance with ordinance requirements. h. The architectural plans must be revised to include a rooftop plan. i. All signage shall be incompliance with the standards in Chapter 84. All signs require a permit in order to be constructed and will be reviewed at the time of permit submittal. j. A revised lighting plan is required to be submitted for review and approval by the City. i. The plans shall be revised to show lighting fixtures that are limited to be either 30 ft. or the roofline of the principal building, whichever is less. ii. Details about the light pole and base shall be provided to ensure compliance with height limits. iii. Light fixture design shall be coordinated for consistency with the Town Center lighting aesthetic. k. A revised landscape plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: i. An irrigation plan is required and must be provided. ii. A minimum of 259 overstory trees (or equivalent) and 535 shrubs shall be provided or the applicant shall submit a variance application to allow fewer trees. iii. Trees should be spaced in accordance with industry standards. The plantings at the southeast corner of the site should be modified to provide the recommended 15-foot spacing to ensure survivability. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 4 of 7 iv. Screening shall be provided to screen automobile headlights from adjacent properties. Such screening shall be at least three feet in height and fully opaque, consisting of a wall, fence, dense vegetation, berm, or grade change. v. A landscape buffer at least 5 feet in width shall be provided between all parking and a public sidewalk. vi. 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. vii. A wall or fence should be provided at the edge of the northern parking areas to protect vehicles from the adjacent grade change. 9. A minimum of 204 parking stalls shall be provided on site. Sheet C300 submitted on November 16, 2021 shows compliance and the other plan sheets must be updated accordingly. 10. Bicycle parking is provided in the southeast portion of the site. Details must be provided. 11. The developer should work with the City on the design of gateway signage at CR 116/79th Place and CR 116/City Center Drive. 12. An additional sidewalk connection from the site to the planned City Center Drive sidewalk shall be provided on the north end of the complex (from the assisted living/memory care building). 13. A pedestrian connection from the senior living complex to the community garden must be shown on the plans. 14. The boundary, classification and elevation of the FEMA floodplain must be clearly shown on the plans. 15. A building permit is required prior to beginning construction. 16. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. b. The developer shall enter into a site improvement agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. c. A complete set of revised plans shall be submitted showing compliance with the approval conditions in this resolution. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 5 of 7 d. Record the approving resolution, the stormwater management agreement and stormwater easement at Hennepin County and provide proof of recording to the City. 17. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings have been corrected and is in compliance with the plans and specifications will suffice. 18. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 6 of 7 ATTACHMENT A DESCRIPTION OF PROPERTY SURVEYED (Per Certificate of Title No. 821472) Par 1: All that part of the following described tract: The Southwest quarter of the Northwest quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota, except the North 152 feet of the West 161 feet as measured along the North and West lines thereof, and except the West 339.11 feet thereof lying South of the following described line: Commencing at the Southwest corner of said Southwest Quarter of the Northwest Quarter, thence North along the West line of said Southwest Quarter of the Northwest Quarter a distance of 382.47 feet to the point of beginning of the line to be described; thence Easterly deflecting 77 degrees, 18 minutes, 13 seconds right, a distance of 347.61 feet to the East line of said West 339.11 feet and said line there terminating. which lies East of a line drawn parallel with and distant 40.0 feet Easterly of the West line of said Section 24. Par 2: That part of the Northwest quarter of the Southwest quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota, lying East of a line drawn parallel with and distant 40.0 feet Easterly of the West line of said Section 24. AND (Per Certificate of Title No. 1150838) That part of the Southwest Quarter of the Northwest Quarter of Section 24, Township 119, Range 23, described as follows: Commencing at the southwest corner of said Southwest Quarter of Northwest Quarter; thence northerly, along the west line of said Southwest Quarter of Northwest Quarter 330.17 feet; thence easterly, deflecting 90 degrees right 231.20 feet to the actual point of beginning of the parcel to be described; thence northeasterly, deflecting 12 degrees 35 minutes 13 seconds left 60.00 feet; thence southeasterly, deflecting 90 degrees right 63.00 feet; thence southwesterly, deflecting 90 degrees right 60.00 feet; thence northwesterly, deflecting 90 degrees right 63.00 feet to the point of beginning. AND (Per Certificate of Title No. 1150839) The West 339.11 feet of the Southwest Quarter of the Northwest Quarter of Section 24, Township 119, Range 23, Hennepin County, Minnesota lying south of the following described line: Commencing at the Southwest corner of said Southwest Quarter of the Northwest Quarter; thence North along the West line of said Southwest Quarter of the Northwest Quarter, a distance of 382.47 feet to the point of beginning of the line to be described; thence Easterly deflecting 77 degrees 18 minutes 13 seconds right, a distance of 347.61 feet to the East line of City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-131 Page 7 of 7 said West 339.11 feet of the Southwest Quarter of the Northwest Quarter and said line there terminating. which lies East of a line drawn parallel with a distant 40.0 feet Easterly of the West line of said Section 24; except that part thereof described as follows: Commencing at the southwest corner of said Southwest Quarter of Northwest Quarter; thence northerly, along the west line of said Southwest Quarter of Northwest Quarter 330.17 feet; thence easterly, deflecting 90 degrees right 231.20 feet to the actual point of beginning of the parcel to be described; thence northeasterly, deflecting 12 degrees 35 minutes 13 seconds left 60.00 feet; thence southeasterly, deflecting 90 degrees right 63.00 feet; thence southwesterly, deflecting 90 degrees right 60.00 feet; thence northwesterly, deflecting 90 degrees right 63.00 feet to the point of beginning. Hennepin County Property Map Date: 10/26/2021 Comments: 1 inch = 800 feet PARCEL ID: 2411923230001 OWNER NAME: City Of Corcoran PARCEL ADDRESS: 8200 Co Rd No 116, Corcoran MN 55340 PARCEL AREA: 78.88 acres, 3,436,132 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $0 TAX TOTAL: $0.00 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Commercial HOMESTEAD: Non-homestead MARKET VALUE: $0 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: St. Therese Senior Living Date: 10/25/2021 Exhibits: This Memorandum is based on a review of the following documents: 1. Preliminary Report of Geotechnical Exploration (Soil Boring Report), prepared by American Engineering Testing, Inc., Signed and dated January 27, 2021 2. Wetland Investigation, Prepared by Anderson, Dated December 10, 2019 3. Development Application Package (Land Use Application and Project Narrative), Signed dated September 17, 2021 4. Hydrology Calculations (Stormwater Management Plan), Submitted by BKBM Engineers, Dated May 24, 2021 5. Preliminary Plat Plan, Prepared by Sunde Land Surveying, Signed and dated September 20, 2021. 6. Site Plan Set, Prepared by BKBM dated September 21, 2021 7. St. Therese Landascape Submittal, Prepared by BKBM dated October 18, 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. These comments are based on a preliminary review of the information provided. They are intended to assist the applicant with future submittals. Additional comments and a more detailed review will be provided on future submittals. 3. 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. 4. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. Plat: 1. Lot 1 Block 2 and Outlot A will be City-Owned Parcels and the St. Therese Development will be within Lot 1 Block 1 of the Town Center Addition Final Plat. October 25, 2021 St. Therese Senior Living Kevin Mattson Page 2 of 5 Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. Please use a separate plan sheet and do so in accordance with MPCA SWPPP guidelines. C500 only has pre and post conditions without any silt fence maps, rock entry points, etc. a. The below details are examples of things that need to be addressed on the SWPPP Plan Sheet. These are just examples and not a composite list of everything which may be necessary. i. Double row silt fence is necessary at wetlands/water bodies ii. Gravel construction entrances 50 feet length minimum, if possible are needed on site and need to be detailed in plan sheet iii. Silt fence at pond NWL after grading iv. All inlet controls and other BMP’s to fully manage all runoff from the site. Sewer and Water Utilities 1. The utilities shown within City Center Drive are not existing infrastructure and are assumed to be installed with the City Center Drive Project which will include the construction the public roadways and utilities to support the development. All utility locations and stubs as shown on drawings may be adjusted with the final City design if necessary. 2. Coordinate location, size, alignment and grade prior to installation. a. Offsite watermain adjacent to County Road 116 shown at location 75’ off County Road Centerline. Modifications may be made with final design. 3. Developer shall be responsible for all sewer and water infrastructure within City Center Drive to accommodate development. 4. Significant offsite utility improvements are necessary to support the development as outlined in the Feasibility Study for the development dated June of 2019. Developer shall be responsible for all offsite utility improvements as outlined in the feasibility study. 5. Since the Feasibility Study was completed, the adjacent Rush Creek Development installed the trunk sanitary sewer to the NE corner of their development. The St. Therese development shall be responsible for connecting to the sanitary sewer stub provided at the east edge of the Rush Creek development and routing to and through the City Center Drive Improvements. This shall include all costs for offsite land rights. This shall be done in lieu of the temporary lift station and forcemain as outlined in the 2019 Feasibility Study. 6. Consistent with previous development in the City, the developer the first opportunity to negotiate with offsite property owners and M&I development on any shared costs for the offsite improvements. The City may assist with the offsite property owners if requested. October 25, 2021 St. Therese Senior Living Kevin Mattson Page 3 of 5 7. The City Center Drive Project may include utility stubs to the Corcoran City Hall and future development to the East. The City will determine the final utility layout and stub locations with the final design. 8. The sewer services shall be combined within the St. Therese development as much as practical to reduce connections to the city system. 9. A sewage grinder system will likely be required by Public Works for sewer discharge prior to entering the city system to protect it from unwanted debris. The number and location of the grinder systems will be determined at the building plan review when additional details are available on the source of the sewer services. 10. It is assumed that sewer and water stubs will be provided to the open lots north of the current St. Therese Development for future development. 11. Internal water lines are to be considered private. a. Water loop considered to be private. If this water line is deemed to be public, additional easements and agreements will be necessary 12. Separate domestic and fire water services to be provided with valves for each at the property line. 13. Public safety to review hydrant spacing. 14. The watermain along County Road 116 should be a 16” watermain as identified in the June 2019 Feasibility Study. 15. Applicant shall be responsible for confirming all fire sprinkler requirements for their site and confirming that pressure available at service location meets requirements for the site or if any additional pressure boosters will be necessary. Transportation 1. City Center Drive and 79th Place are assumed to be constructed as a City lead project in conjunction with the St. Therese Development. Coordination and adjustment to entrance locations will be necessary and will be coordinated with final design. 2. Provide turn movements for updated site plan with vehicle types as provided by public safety. 3. Provide wider access to east entrance on 79th Place to accommodate emergency vehicles. 4. Provide individual pedestrian ramp details and final building plans. All pedestrian ramps to be ADA compliant. 5. Final site plan shall identify all ADA compliant access routes throughout the site. Grading /Stormwater 1. The stormwater management for this site is intended to be treated with a regional pond which will manage runoff from the St. Therese Site as well as, the city streets and even potentially future development. It is assumed that the City and St. Therese will develop a grading and stormwater agreement in which the conditions for the design and October 25, 2021 St. Therese Senior Living Kevin Mattson Page 4 of 5 construction of the stormwater management system will be clarified. If for whatever reason, a stormwater management agreement cannot be reached, St. Therese will be responsible for managing the stormwater runoff from their site entirely within their parcel to meet all City, Watershed, State and other agency regulations. Accommodating this standard will require additional changes to the site plan that are not specifically noted in these comments. 2. Provide a minimum Time of Concentration of 6 minutes per MNDOT drainage manual. One example is Existing Drainage Area 2 which has a Tc of only 4.5 minutes. All sub catchments should have a minimum of 6 minutes unless calculations are shown. 3. Sheet flow of 100’ maximum should be used for existing and proposed conditions. A flow path use of 100’ is acceptable for current modeling methods. 4. Revise land use for time of concentration calculations using turf sod, pavement, etc. typical of development. 5. Provide explanation and show on plans how subcatchment 3,4, and 5 will reach regional pond. Model sub catchment 4 and 5 from existing and proposed as directly being routed to regional pond storage area combined node. 6. Provide sub catchment combined flow rates at each location where stormwater discharges off-site. 7. Show total acres draining to each existing and proposed discharge location. 8. Additional sub watershed boundaries should be delineated for sub catchment 6 due to nature of drainage of storm sewer network. Each discharge location to the ROW should be accounted for separately. 9. Verify that runoff from Ditch along County Road 116. Modeling from the Rush Creek Development indicated a small amount of runoff is routed north from the County Road 10 intersection along the county road ditch. 10. Curve numbers should be adjusted for existing conditions according to NRCS web soil survey. HSG C/D should be model as HSG C for existing conditions and HSG D should be used for proposed due to grading and compaction. 11. Provide proposed storm sewer plan sheets with rim elevations, inverts, sizes, material, and shape. We recommend labelling rim elevations and inverts on grading plans throughout the site or showing contours on the storm sewer plans. 12. Submit rational method spreadsheet for storm sewer pipe sizing. Provide drainage diagram with drainage area to each inlet. o City of Corcoran limits flow to each inlet to 2.0 cfs or 2.5 cfs maximum, unless spread calculations are provided. This is typically a 250 foot catch basin spacing along a road. 13. Offsite areas such subcatchment 4 and 5 should remain the same for modeling purposes from existing to proposed. 14. All future expansion impervious areas should be modeled unless separate permit and stormwater management will be provided for future expansions. (e.g. future buildings) 15. Change HydroCad rainfall distribution to MSE3 to comply with NOAA Minnesota stormwater standards. 16. EOF locations, elevations and overtop direction should be shown on the plans. 17. Depressional storage such as at the north end of the property, shall be modeled. Provide 100 WSELs for all depressions where ponding may occur. 18. Please provide electronic version (CAD or GIS) of watershed boundaries. October 25, 2021 St. Therese Senior Living Kevin Mattson Page 5 of 5 19. All EOF’s and Low Openings shall meet the separation requirements as outlined in the City of Corcoran Stormwater Requirements. 20. It appears that entrance at the main drive to the south does not meet EOF separation requirements. 21. Clarify on the grading plan which of the curb and gutter is full height and which his knockdown. There are portions along the west side in which the curb appears to be full height but the spot elevation labels indicate knock down. All gutter lines that convey water should have a back to sure water stays within gutter. 22. All site features shall be included in the grading plan, including but not limited to, the amphitheater. 23. All storm sewer within the public ROW shall be RCP. Landscaping 1. Landscaping plan to be revised pending private watermain review. Some of landscaping may be impacted by future watermain. End of Comments Page 1 of 2 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planners Lindahl and Davis) From: Director Gottschalk Date: October 22, 2021 Re: Saint Therese A Public Safety plan review meeting was held on 10/06/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Malewicki, Fire Chief Leuer, Building Official Geske, and Construction Services Specialist Pritchard. Additionally, a meeting with the Saint Therese development team was held on October 19, 2021. Those in attendance included Fire Chief Feist and Building Official Geske. The comments below are based on the most recently submitted site plans as of October 18, 2021 and are intended as initial feedback as further plan review will need to be completed as construction plans are available. 1. Any dead-end connections on the site that are at or exceed 150’ in length will need a turnaround per fire code. Submittal of a proposed building occupancy type map is requested to see if the dead-end length can be increased. 2. Hydrants need to be located within 100’ of the fire department connections located outside of any sprinkler rooms. This maximum distance could be increased dependent on occupancy and assuming the building will be fully sprinklered. Additionally, fire hydrants must be located at the entrances of the underground parking. Finally, please confirm the distance of the southeast entrance to the nearest fire hydrant which looks to be located by the loop/amphitheater area. 3. Standpipes will be required with the underground parking. Connections for standpipes should be outside of the stairwell for underground parking with a 1 ½” connection. 4. The applicant needs to confirm whether or not a 2nd sprinkler room is required. A 2nd sprinkler room is preferred if the complex will have two separate addresses so that the fire control panel will accurately indicate which part of the building needs assistance. If there is just 1 sprinkler room, a fire pump may be required. 5. The circulation plan will need to be revised based on the dimensions and radius of the Fire Department’s biggest truck(s) (exhibits enclosed). Specifically, the plan needs to show that the turn around in the southeast corner of the site can be navigated by the largest fire Page 2 of 2 truck. It is possible planned streetlights and parking lights could impact ability for trucks to turn around, the circulation map will also need to show that any lights will not conflict with the ability for the largest fire truck to turnaround. Additional considerations as plans progress: 1. On the 4-story portions of the building, window washing anchors will be required. 2. The Public Safety Team will want to later review the sprinkler plan, particularly for the underground parking. 3. It will be necessary to have multiple key boxes at the entrances and sprinkler rooms. 4. No parking signs will be required roughly every 75 feet in locations where parking is not intended and fire access could be blocked. 5. The Building Official will want to better understand automatic locking egress doors for memory care once the State has provided approval. 6. It will be important to confirm there is proper signal for radio communications throughout the complex to avoid dead spots. A repeater may be needed, and this is a concern with underground parking areas that are surrounded by concrete. 7. The applicant will want to consider any special ventilation and CO detection needs. 8. Hood suppression systems in the proposed restaurants need to be wired to the main fire panels. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us November 30, 2020 Ms. Kendra Lindahl, AICP Principal Consultant City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review – St. Therese Minor Subdivision (Received 11/02/20) County Road 116 at Corcoran City Hall Hennepin County Plat Review ID #3808A (Reviewed 11/10/20) Dear Ms. Lindahl: Please consider the following comments in your review of this proposed subdivision of the 80-acre city property. This subdivision will allow for a multi-phase development including a senior residential community. Many site elements and its surrounding area (access, right-of-way, etc.) were previously guided by city and county staff in the ‘Southeast District Plan’ (2015). Access: Two future public street connections to County Road 116 are proposed; one north access at the existing city hall entrance (City Centre Drive), and one south access (79th Place) spaced approximately 1,300 feet apart. Pending demonstration of sufficient sight distance, we accept both accesses. Full turn lanes in both directions (northbound right and southbound left) will be required at each location, with review by county staff prior to permit approvals. Additionally, we support dedication of access easements to neighboring parcels to redirect access away from County Road 116 as opportunities arise to connect to the planned local street network. Right-of-way: We support dedication to match the proposed 60-foot half right of way along County Road 116 to allow space for future corridor enhancements. We also support the proposed public right of way dedications for the proposed street connections to County Road 116. The wider 72-foot right of way proposed at the north access (City Centre Drive) will allow for two outbound lanes as it may warrant additional future intersection traffic control. Additional dedication to provide sufficient sight distance at the corners would also be prudent. Storm Water / Drainage: Please 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 any further discussion. Sincerely, Carla Stueve, PE, PTOE County Highway Engineer Corcoran. MN M18-315 02-12-2019 Downtown Corcoran SITE B 8SITE CONCEPT PLAN 0' 100' north PROPOSED LINEAR PARKFUTURE 2 STORY 30 UNITS SKILLED HOUSES (3) 1 STORY 17 UNITS EACH CONSERVATORY terrace WELLNESS /POOL FUTURE 2 STORY 34 UNITS CHAPEL future link service ASSISTED LIVING 3 STORY 39 UNITS INDEPENDENT LIVING 4 STORY 62 UNITS INDEPENDENT LIVING 4 STORY 32 UNITS drop off kitchenDINING SAINT THERESE OF CORCORAN DEVELOPMENT APPLICATION NARRATIVE Saint Therese Communities is a faith-based nonprofit organization and supporting parent for the proposed development, Saint Therese of Corcoran. The project proposes construction of a senior living community providing housing, supportive, and nursing services for persons aged 55 and older. The development will introduce a total of 206 living units across a full continuum of care model. The project will house 99 independent living apartments, 53 assisted living apartments, 54 skilled nursing care suites, and commons spaces further described below. Independent Living Phase one includes 99 apartments spread amongst a three and four-story U-shaped building on the southern portion of the site. Expansion for up to 48 additional apartments in a future second phase is planned for on the Southcentral portion of the site. Underground parking is available to independent living residents of the community. Although this area of the community is not licensed for healthcare, residents are able to elect homecare services who wish to age in place. Assisted Living The licensed assisted living healthcare areas of the community are located in two separate settings on the campus. The traditional assisted living facility is a double-loaded corridor design that includes 33 assisted living apartments located on the west side of the campus. The memory care assisted living facility is household design and will be designated as dementia specific facility. This specialized environment includes 20 memory care studio apartments and is located on the lower level (on grade) of the northeast portion of the campus. The assisted living facilities will be licensed by the Minnesota Department of Health. Skilled Nursing The licensed nursing facility is located on the north portion of the campus and is configured in three households of 18 units each. Comprised of two-story construction, the (2) upper floor households will serve a long-term care population while the single lower-level household (on grade) will serve a short- term care population, also referred to as “transitional care”. The nursing facility will be licensed by the Minnesota Department of Health and will be dually certified to participate in the Medicare and Medicaid programs. Commons Spiritual, social, educational, and wellness programs are an important part of Saint Therese’s communities and will be available to those who make Saint Therese of Corcoran home. These programs and services are available both campus residents and members of the greater community of Corcoran. New Urbanist Concept In addition to offering the full continuum of care stated above, what will make Saint Therese of Corcoran truly unique is its location in, and its connection to, the City of Corcoran’s vision for the Southeast District. Because of this, Saint Therese formed a design team comprised of its leadership, Pope Architects, and other industry professionals across the nation to create a new urbanist community in Corcoran’s Town Center using the City of Corcoran’s Southeast District planning guidelines. Most traditional senior living communities are typically setback far from the street and incorporate a traditional “hub and spoke” design with concentrated common areas and wings of apartments. This design prioritizes centralized efficiencies and attracts residents to amenities in the center of the campus. The downside of not having amenities public facing or a broad, welcoming perimeter, is that the community can easily become insulated to only those who live on campus, and in many ways. Integration to the greater community is made possible by pulling campus activity and opportunities for connecting to the outer edge of the campus. The new urbanist concept uses mix-use design to remove any separational boundaries that might exist between uses or adjacent developments. Our goal is for the residents living in other developments within the Southeast District to view Saint Therese of Corcoran as a community amenity where they can walk to get a cup of coffee or ice cream, attend a class or lecture open not just to seniors, attend an art fair or farmers market or holiday gathering, give back through volunteer programs, and make true intergenerational connections with the Saint Therese residents. Connecting Community Being a part of the Southeast District and Corcoran’s Town Center provides wonderful opportunities for synergy and much-needed intergenerational connection between the senior living residents and the residents of the community at large. Saint Therese of Corcoran’s entrances will be highly visible and accessible by all modes of transportation. Indoor and outdoor campus events and programs will generate pedestrian traffic through its direct connection to the Town Center’s Downtown Core to the South and Linear Park to the West. Located on the Southeast corner of the site, Main Street will be a primary thoroughfare for residents and guests arriving by foot, bike, or car for social events, retail venues, and community gatherings. Some examples of what Main Street will offer include: • Small retail store fronts open to the public (e.g. bistro, coffee shop or ice cream shop, spa & salon) • The “Main Street” part of Saint Therese of Corcoran campus would have the ability to be closed with temporary bollards in order to hold events for the entire Southeast District community, e.g. farmers market, art fairs, community holiday gatherings and tree lightings, etc. • The Southeastern most edge of the site will be hardscaped into an amphitheater for hosting music and other campus events. Located on the Western edge of the site, the main entrance of the campus welcomes residents, members, and guests, to spiritual, health, and wellness related program destinations. These spaces will be shared by residents of the licensed healthcare facilities and the general public and include: • A chapel offering regularly scheduled spiritual services • A warm water pool for therapeutic and aerobic exercise • Personal and group fitness classes • Inpatient & outpatient physical, occupational, and speech therapy • Other specialized wellness classes tailored for older adults MH-16RIM=956.8412" INV IN=930.00 (E)12" INV IN=930.00 (N)MH-15RIM=956.8312" INV IN=929.74 (E)12" INV OUT=929.76 (W)MH-14RIM=952.1412" INV IN=930.46 (SE)12" INV OUT=930.46 (W)MH-13RIM=943.1912" INV IN=931.43 (SE)12" INV OUT=931.43 (NW)MH-12RIM=940.6312" INV IN=932.40 (SE)12" INV OUT=932.40 (NW)MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%212 LF OF 1 2" P V C @ 0. 4 5 %76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.45% 400 LF OF 12" PVC @ 0 . 4 5 %220 LF OF 12" P V C @ 0.45 %215 LF OF 12" PVC @ 0.45%215 LF OF 12" PVC @ 0.45%160 LF OF 12" PVC @ 0.45%53 LF OF 12" PVC @ -0.45%79 LF OF 12" PVC @ 0.45%8'' WATERMAIN8'' WATERMAIN 8'' WATERMAIN 8'' WATERMAINDATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021SELECTIVE SITEDEMOLITION,GRADING, DRAINAGE,AND EROSIONCONTROL PLANC100 MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.4 5 % 400 LF OF 12" PVC @ 0 . 4 5 %8'' WATERMAIN8'' WATERMAIN 8'' WATERMAIN DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C101SELECTIVE SITEDEMOLITION,GRADING, DRAINAGE,AND EROSIONCONTROL PLAN MH-16RIM=956.8412" INV IN=930.00 (E)12" INV IN=930.00 (N)MH-15RIM=956.8312" INV IN=929.74 (E)12" INV OUT=929.76 (W)MH-14RIM=952.1412" INV IN=930.46 (SE)12" INV OUT=930.46 (W)MH-13RIM=943.1912" INV IN=931.43 (SE)12" INV OUT=931.43 (NW)MH-12RIM=940.6312" INV IN=932.40 (SE)12" INV OUT=932.40 (NW)MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)220 LF OF 12" P V C @ 0.45 %215 LF OF 12" PVC @ 0.45%215 LF OF 12" PVC @ 0.45%160 LF OF 12" PVC @ 0.45%53 LF OF 12" PVC @ -0.45%79 LF OF 12" PVC @ 0.45%8'' WATERMAINDATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C102SELECTIVE SITEDEMOLITION,GRADING, DRAINAGE,AND EROSIONCONTROL PLAN MH-16RIM=956.8412" INV IN=930.00 (E)12" INV IN=930.00 (N)MH-15RIM=956.8312" INV IN=929.74 (E)12" INV OUT=929.76 (W)MH-14RIM=952.1412" INV IN=930.46 (SE)12" INV OUT=930.46 (W)MH-13RIM=943.1912" INV IN=931.43 (SE)12" INV OUT=931.43 (NW)MH-12RIM=940.6312" INV IN=932.40 (SE)12" INV OUT=932.40 (NW)MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%212 LF OF 1 2" P V C @ 0. 4 5 %76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.45 % 400 LF OF 12" PVC @ 0 . 4 5 %220 LF OF 12" P V C @ 0.45 %215 LF OF 12" PVC @ 0.45%215 LF OF 12" PVC @ 0.45%160 LF OF 12" PVC @ 0.45%53 LF OF 12" PVC @ -0.45%79 LF OF 12" PVC @ 0.45%8'' WATERMAIN8'' WATERMAIN 8'' WATERMAIN 8'' WATERMAINDATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021UTILITY PLANC200 MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.4 5 % 400 LF OF 12" PVC @ 0 . 4 5 %8'' WATERMAIN8'' WATERMAIN 8'' WATERMAIN DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021UTILITY PLANC201 MH-16RIM=956.8412" INV IN=930.00 (E)12" INV IN=930.00 (N)MH-15RIM=956.8312" INV IN=929.74 (E)12" INV OUT=929.76 (W)MH-14RIM=952.1412" INV IN=930.46 (SE)12" INV OUT=930.46 (W)MH-13RIM=943.1912" INV IN=931.43 (SE)12" INV OUT=931.43 (NW)MH-12RIM=940.6312" INV IN=932.40 (SE)12" INV OUT=932.40 (NW)MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)220 LF OF 12" P V C @ 0.45 %215 LF OF 12" PVC @ 0.45%215 LF OF 12" PVC @ 0.45%160 LF OF 12" PVC @ 0.45%53 LF OF 12" PVC @ -0.45%79 LF OF 12" PVC @ 0.45%8'' WATERMAINDATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021UTILITY PLANC202 MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.4 5 % 400 LF OF 12" PVC @ 0 . 4 5 %8'' WATERMAIN8'' WATERMAIN 8'' WATERMAIN DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C203 DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C300PAVING ANDGEOMETRIC PLANDATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021 DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021FIRE TRUCKTURNING EXHIBITC301 DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021CIVIL DETAILC400 DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C401CIVIL DETAILS DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C402CIVIL DETAILS MH-8RIM=978.8512" INV IN=937.78 (SE)12" INV OUT=937.78 (N)MH-16RIM=956.8412" INV IN=930.00 (E)12" INV IN=930.00 (N)MH-15RIM=956.8312" INV IN=929.74 (E)12" INV OUT=929.76 (W)MH-14RIM=952.1412" INV IN=930.46 (SE)12" INV OUT=930.46 (W)MH-13RIM=943.1912" INV IN=931.43 (SE)12" INV OUT=931.43 (NW)MH-12RIM=940.6312" INV IN=932.40 (SE)12" INV OUT=932.40 (NW)MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%212 LF OF 1 2" P V C @ 0 . 4 5 %76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.45% 400 LF OF 12" PVC @ 0.45% 220 LF O F 1 2" P V C @ 0. 4 5 %215 LF OF 12" PVC @ 0.45%215 LF OF 12" PVC @ 0.45%160 LF OF 12" PVC @ 0.45%53 LF OF 12" PVC @ -0.45%79 LF OF 12" PVC @ 0.45%8'' WATERMAIN8'' WATERMAIN 8'' W ATERMAIN 8'' WATERMAIN213453MH-8RIM=978.8512" INV IN=937.78 (SE)12" INV OUT=937.78 (N)MH-16RIM=956.8412" INV IN=930.00 (E)12" INV IN=930.00 (N)MH-15RIM=956.8312" INV IN=929.74 (E)12" INV OUT=929.76 (W)MH-14RIM=952.1412" INV IN=930.46 (SE)12" INV OUT=930.46 (W)MH-13RIM=943.1912" INV IN=931.43 (SE)12" INV OUT=931.43 (NW)MH-12RIM=940.6312" INV IN=932.40 (SE)12" INV OUT=932.40 (NW)MH-11RIM=945.3212" INV IN=933.39 (S)12" INV OUT=933.39 (NW)MH-10RIM=959.0012" INV IN=935.19 (S)12" INV OUT=935.19 (N)MH-9RIM=971.5812" INV IN=936.83 (S)12" INV IN=936.83 (W)12" INV IN=936.83 (E)12" INV OUT=936.83 (N)157 LF OF 12'' PVC @ 0.45%MH-8ARIM=967.7412" INV IN=937.54 (W)12" INV OUT=937.54 (E)MH-7ARIM=960.4712" INV OUT=938.91 (E)305 LF OF 12'' PVC @ 0.45%212 LF OF 12 " PVC @ 0.45%76 LF OF 12" PVC @ 0.45%365 LF OF 12" PVC @ 0.45% 400 LF OF 12" PVC @ 0.45% 220 LF O F 12" PV C @ 0.4 5 %215 LF OF 12" PVC @ 0.45%215 LF OF 12" PVC @ 0.45%160 LF OF 12" PVC @ 0.45%53 LF OF 12" PVC @ -0.45%79 LF OF 12" PVC @ 0.45%8'' WATERMAIN8'' WAT ERM AIN 8'' WATERMA IN 8'' WATERMAIN12345613DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021STORM WATERPOLLUTIONPREVENTION PLANC500 DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398Preliminary PlatST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PE09-21-2021WHAJA09-21-2021C501STORM WATERPOLLUTIONPREVENTION PLANNOTES 83*%*%*%*%'HSDUWPHQW/HJHQG$'0,1$66,67('/,9,1*$66,67('/,9,1*0(025<&$5(&,5&8/$7,21&2002163$&(6.,//('1856,1*67$,5(/(968332576)(03/2<((/281*(75$,1,1*6)0(&+6)(/(& 6)'$7$6)6+232)),&(6)0(1 6/2&.(552206)/$81'5<6)+5 6)$'0,16)2873$7,(17&20081,7<),71(66$1'376)&+$3/,162)),&(6)5(6,'(176725$*(6)3$5.,1*683325768332576)75$6+6)3$5.,1* 6)/$81'5<6)6833257 6)7+(5$3<*5283*<06)5(&6)5(&6725$*(6)75$6+6):25.52206)%866)66$'0,66 6)&21)(5(1&(&29,'9,6,76)322/6)+($57+6)',1,1* 6)/281*(6)$&7,9,7<.,7&+(16)0(167/76)63((&+6)&+$3(/0$,/6)$/63$ 6)277+(5$3<(;$063((&+6):20(166)322/2)),&(6)1856(%8//3(17/76):20(167/7 6)322/(48,3 6)(175</2%%<6$&5,67<6725$*($935()81&7,21+($57+',1,1*$&7,9,7<.,7&+(1/281*(1856(67$7,21027+(56522067$))7/7/YY[KY°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/d ϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKW Z,/d d^͕/E͘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°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/d ϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKW Z,/d d^͕/E͘ $0& ?5HYLW3URMHFWV? 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B&25&25$1B5 &(175$/BFWKDRUYW$(;7(5,25(/(9$7,216&KHFNHU$XWKRU 677+(5(6(677+(5(6(&25&25$101 $$5($& 72:1&(17(5($67(/(9$7,21 $$5($& 72:1&(17(5:(67(/(9$7,21 /YY[KY°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/d ϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKW Z,/d d^͕/E͘ 30& ?5HYLW? ? B&25&25$1B5 &(175$/BFWKDRUYW$(;7(5,25(/(9$7,21 ,/&KHFNHU$XWKRU 677+(5(6(677+(5(6(&25&25$101$0$,1675((7$0$,1675((7 PAGE 1 OF 1Drawn By: SANDYDate:9/13/2021Scale: AS NOTEDRevisions# Date CommentsGENERAL NOTES:A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITYFOR THE INTERPRETATION OF THIS CALCULATION ORCOMPLAINCE TO THE LOCAL, STATE, OR FEDERALLIGHTNG CODES OR ORDINANCES.B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTIONDOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCEOF THE PRODUCT.C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ONOBJECTS/SURFACES.ST. THERESECORCORAN, MNChecked By: JILLLuminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionArr. WattsCalculation SummaryLum. Lumens7AA2Single0.846RAYON T349LED-240-XX-40K-T2 MOUNT ON 20FT POLE WITH 2FT BASE239.1224567Label1AA3HSINGLE0.846RAYON T349LEDB-170-XX-40K-T3-HS MOUNT ON 20FT POLE WITH 2FT BASECalcTypeUnitsAvgMaxMinAvg/Min166.5615438Max/MinSITE GROUNDIlluminanceFc1.2518.50.0N.A.N.A.3AA42HTWIN0.846RAYON T349LEDB-240-XX-40K-T4-HS MOUNT ON 20FT POLE WITH 2FT BASE (WITH ROTATED OPTICS) 479.5421520EAST PARKING6AA4HSINGLE0.846RAYON T349LEDB-240-XX-40K-T4-HS MOUNT ON 20FT POLE WITH 2FT BASE 239.77215202AA52Back-Back0.846RAYON T349LED-240-XX-40K-T5 MOUNT ON 20FT POLE WITH 2FT BASE479.742503220BBSINGLE0.900PEMCO LEX2-96W4K-Type III- Spun Top, T1, T3, T4 MOUNT ON 8FT POLE 102.23979710CCSingle0.900ELITE HH6-LED-2000L-DIM10-MVOLT-WD-40K-90-HH6-650L-SHZ-SHZ22.720132WP1SINGLE0.900ELITE OWP-FC-201-LED-4500L-MVOLT-40K-XX WALL MOUNT AT APPROX 10FT45.2461123WP2SINGLE0.900ELITE OWP-FC-116-LED-1500L-DIM10-MVOLT-40K-XX WALL MOUNT AT APPROX 8FT12.41674IlluminanceFc2.675.01.51.783.33NORTH PARKINGIlluminanceFc4.118.41.62.575.25NW PARKINGIlluminanceFc3.999.01.03.999.00SE PARKINGIlluminanceFc3.4410.31.42.467.36WEST PARKINGIlluminanceFc3.839.51.23.197.92Plan ViewScale: 1 inch= 60 Ft.PARKINGNOPARKINGNO PARKINGNONO PARKING DROP-OFF ZONEPARKINGNOPARKINGNOCULTIVATED FIELDCULTIVATED FIELD(ARCH. 100.0)FFE 954.00PROPOSED BUILDING(ARCH. 100.0)ASSISTED LIVING FFE 954.00(ARCH. 100.0)ASSISTED LIVING FFE 954.00(ARCH. 100.0)FFE 9XX.00LFE 9XX.00FUTURE INDEPENDENT LIVING LIVING(ARCH. 100.0)FFE 954.00LONG TERM CAREW.O. AREACONCRETEAA42HAA42HAA2AA2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2AA3HBBBBBBBBBBBBCCWP2AA52CCCCAA2AA2AA2CCCCBBBBWP1WP1CCCCCCCCCCBBBBBBBBBBBBBBAA2BBAA2BBAA42HAA52AA4HBBAA4HAA4HAA4HAA4HAA4HBBBB6.10.00.00.00.00.00.10.10.20.40.04.10.09.45.02.40.80.40.20.10.10.00.11.50.00.40.60.90.91.31.72.53.35.08.30.00.00.00.00.00.00.00.00.00.00.00.00.07.40.03.94.23.20.00.00.00.00.00.00.00.01.70.00.00.00.00.00.00.00.00.00.20.00.10.00.00.00.00.00.00.00.00.00.02.90.12.30.10.10.20.30.30.40.60.81.10.20.03.40.10.10.10.10.20.30.61.11.40.52.70.01.51.52.63.55.910.110.00.00.10.11.60.11.22.55.26.33.11.30.70.40.20.00.10.00.00.00.00.00.00.00.00.00.00.00.10.00.00.20.10.10.00.00.00.00.00.00.80.02.30.00.00.00.00.00.10.10.10.10.10.00.00.30.00.00.00.00.00.00.00.00.00.40.00.00.10.10.10.20.41.53.85.88.14.60.00.00.00.00.00.00.00.00.00.00.00.50.00.00.00.10.10.20.30.61.43.63.50.00.00.00.10.20.20.30.40.71.11.61.91.90.01.00.00.00.00.00.00.00.00.00.00.00.41.70.50.10.10.20.20.30.40.61.01.11.60.90.00.00.00.00.00.00.00.00.00.00.01.10.00.30.20.10.10.10.00.00.00.00.00.10.00.10.00.00.00.00.00.00.00.00.00.00.00.40.00.00.00.00.00.10.10.10.20.10.30.00.60.91.42.02.63.02.51.80.00.00.20.10.20.41.22.75.25.93.31.50.70.40.00.10.00.10.00.00.00.00.00.00.00.00.00.20.00.00.40.20.10.10.10.00.00.00.00.80.02.40.00.00.00.00.00.00.00.00.00.10.00.00.10.00.00.00.00.00.00.00.00.00.60.00.00.00.00.10.10.20.40.91.84.85.90.01.10.10.10.10.10.10.10.10.10.20.00.50.11.30.90.50.30.20.20.10.10.10.10.30.44.82.81.50.80.80.91.11.41.51.50.10.90.10.30.10.00.00.00.00.00.00.00.01.40.02.01.91.10.20.20.10.00.00.00.10.01.40.00.00.00.00.00.00.00.00.00.40.00.40.00.00.00.00.00.00.00.00.00.12.10.21.90.71.75.52.21.60.90.70.81.01.20.12.40.00.00.00.10.10.64.75.44.34.73.80.01.21.21.31.41.51.41.51.41.20.94.80.10.10.20.20.30.61.11.41.00.60.30.00.20.00.10.10.10.00.00.00.00.00.00.10.20.00.60.20.20.10.10.10.10.00.00.00.40.00.80.00.00.00.00.00.10.10.20.40.10.00.12.30.10.00.00.00.00.10.10.10.10.30.10.10.10.10.10.10.10.20.30.60.91.10.15.50.00.00.00.10.10.10.20.40.90.04.70.02.30.80.60.40.20.20.10.10.00.11.85.41.91.92.63.92.82.73.03.93.72.80.00.70.00.00.00.00.00.00.00.00.00.00.00.10.07.25.80.10.31.10.00.00.00.00.00.02.80.00.00.00.00.00.00.00.00.10.10.00.30.00.00.00.00.00.00.00.00.10.14.80.23.30.51.61.82.13.45.47.23.02.62.90.11.20.10.10.20.40.71.83.81.91.41.21.00.01.42.02.42.92.92.51.70.10.41.20.90.10.20.30.51.32.01.70.80.40.30.20.00.10.00.10.00.00.00.00.00.00.00.00.00.20.00.00.20.10.10.10.00.00.00.00.00.40.00.60.00.00.00.10.10.20.30.60.90.00.00.03.50.00.00.00.00.00.00.00.00.00.30.00.00.10.10.10.20.40.71.53.33.21.50.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.20.20.20.00.20.00.00.00.00.00.00.00.00.00.00.00.20.00.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.10.00.00.00.10.10.30.50.60.40.40.00.00.20.10.10.10.00.00.00.00.00.10.00.90.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.20.00.40.00.10.10.10.20.41.22.11.80.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.30.91.20.80.00.00.20.20.10.10.10.10.20.20.40.50.50.00.40.00.00.00.00.00.00.00.00.00.00.00.50.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.10.10.10.20.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.30.30.20.00.00.00.00.10.10.10.10.10.10.10.10.00.10.00.00.00.00.00.00.00.00.00.00.10.10.00.10.00.00.00.00.00.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.03.11.12.30.12.29.72.32.43.03.24.03.10.13.53.82.63.53.62.82.74.64.63.53.40.00.10.10.10.00.00.00.00.00.00.00.10.00.10.52.21.42.25.06.12.30.10.13.30.01.61.50.10.10.10.10.11.69.01.14.02.61.91.41.51.51.51.61.93.13.54.20.02.10.02.41.50.90.50.30.20.10.10.10.03.10.03.00.00.00.00.00.00.11.06.71.30.40.06.78.17.15.63.82.41.71.51.93.00.16.07.46.76.14.83.11.80.90.40.20.10.14.67.00.00.00.00.00.00.00.00.10.11.49.04.09.72.40.30.20.20.10.10.00.03.20.02.42.70.14.86.47.97.15.04.13.12.52.10.02.10.13.74.64.84.74.33.72.61.60.91.61.91.40.20.00.00.00.00.00.00.00.00.02.50.20.02.43.96.82.30.20.10.10.10.10.10.10.11.62.85.16.63.71.70.90.50.30.00.10.00.00.00.00.00.00.00.00.00.05.40.20.00.10.00.00.00.00.00.00.00.00.00.80.00.00.00.51.26.715.23.19.71.30.10.00.00.11.63.86.38.35.32.51.00.50.30.00.10.00.00.00.00.00.00.00.00.00.00.10.20.10.61.73.96.48.85.52.61.00.50.30.00.10.00.00.00.00.00.00.00.00.00.00.30.20.00.30.50.71.21.92.32.01.00.20.10.10.05.83.70.70.60.70.70.70.70.70.80.10.21.12.26.04.75.44.13.11.80.90.50.00.20.00.10.10.00.00.00.00.00.00.02.70.30.01.00.00.00.61.33.86.12.93.41.20.00.10.01.21.82.55.36.53.11.20.80.50.00.10.30.21.61.03.33.85.75.54.52.41.00.00.41.20.20.10.10.00.00.00.00.00.00.00.65.00.20.91.60.21.85.33.03.44.57.15.40.24.13.02.01.41.31.82.84.25.60.05.22.60.00.00.00.10.20.41.01.93.13.90.13.60.11.71.71.82.13.84.63.00.80.56.63.90.22.21.81.41.41.62.02.94.12.76.60.32.10.10.10.10.10.11.74.74.56.57.70.80.05.43.92.10.80.30.10.10.10.00.02.60.02.50.00.00.00.00.10.20.30.71.20.00.00.05.04.12.80.60.30.10.10.00.00.00.03.40.00.00.00.00.00.00.20.51.42.60.01.70.50.30.20.10.10.10.11.31.82.34.51.84.01.71.61.51.91.81.82.02.42.75.22.13.94.21.71.41.31.72.33.13.94.75.32.64.83.02.30.70.30.10.10.00.00.00.05.85.50.20.05.03.93.02.62.42.55.01.41.22.10.45.40.10.10.22.38.21.72.43.03.23.20.70.23.66.18.89.59.39.16.63.92.11.60.41.50.10.10.00.00.00.00.00.00.00.00.90.07.91.52.03.03.32.11.30.70.30.12.10.11.34.36.18.69.79.19.47.44.62.60.10.15.90.04.32.51.61.42.03.35.57.88.98.88.19.33.62.00.90.40.20.10.10.10.00.08.90.64.40.10.28.313.40.30.51.52.35.06.82.60.00.40.20.10.10.00.04.47.68.910.26.11.80.00.00.00.00.10.10.20.40.81.21.50.01.81.31.21.41.72.12.63.13.41.01.16.20.03.82.31.41.31.93.25.37.58.80.08.20.03.92.10.90.40.20.10.10.00.00.19.00.00.20.90.40.20.10.10.00.00.00.04.00.06.70.00.00.00.10.10.30.40.61.23.60.04.47.40.10.10.00.015.36.08.09.49.22.17.10.12.51.51.32.13.56.08.79.59.59.29.15.90.00.00.00.00.00.00.00.03.51.010.30.03.62.82.02.43.35.19.29.70.02.711.38.52.32.41.91.82.22.11.91.51.21.80.06.40.05.42.61.00.50.30.20.10.10.01.14.00.00.30.20.10.10.00.00.00.00.00.80.01.60.00.00.00.03.16.87.24.83.40.00.01.21.10.80.91.21.31.31.41.31.31.20.50.90.81.21.11.00.91.42.65.06.63.62.30.93.82.83.03.74.54.00.02.12.93.52.33.63.24.03.93.73.63.73.94.13.83.73.93.80.00.80.50.30.20.10.10.00.00.00.02.70.02.90.00.00.00.00.02.04.14.54.02.30.07.93.63.09.08.75.13.52.92.52.73.20.07.60.00.01.31.72.12.21.81.92.42.32.84.50.12.31.62.14.16.58.65.52.61.00.50.00.23.00.10.00.00.00.00.00.00.00.00.00.30.10.10.10.10.20.20.20.20.20.20.40.10.10.20.20.20.30.40.61.32.21.93.00.22.90.00.00.00.00.00.00.00.03.02.80.12.60.12.82.52.32.42.73.02.42.00.00.32.50.12.01.91.92.11.91.71.10.00.11.00.11.80.10.10.10.10.10.20.20.10.10.80.10.00.20.20.10.10.10.00.00.00.00.02.10.01.90.00.00.00.00.10.13.12.31.60.00.00.11.11.84.56.02.80.90.60.40.30.00.10.60.00.00.00.00.00.00.00.00.00.00.20.73.24.26.66.30.00.40.50.50.50.30.70.60.60.70.80.70.70.60.40.40.50.63.30.43.50.00.30.20.20.20.30.30.40.50.80.43.50.41.80.70.40.30.20.20.10.10.06.81.53.30.02.93.73.83.93.12.82.62.72.90.33.80.00.00.20.20.20.20.10.20.30.30.43.60.20.00.00.00.00.00.00.00.10.20.00.20.00.30.30.20.85.40.00.00.00.01.60.31.20.00.00.00.00.00.00.01.14.73.60.02.40.00.50.40.30.20.10.10.10.00.00.03.30.00.00.00.00.00.00.00.00.00.00.00.00.10.00.30.50.60.84.17.40.90.70.60.02.20.00.00.00.00.00.00.00.10.21.90.11.20.12.13.43.31.90.90.50.30.30.20.09.70.02.75.06.02.80.90.60.40.30.20.00.10.00.00.00.00.00.00.00.00.00.00.00.10.01.62.95.16.83.61.50.80.50.30.21.60.10.00.00.00.00.00.00.00.00.00.00.00.10.00.00.10.10.00.00.00.00.00.00.00.20.00.40.00.00.00.00.00.00.00.00.01.00.00.00.00.00.00.00.00.00.00.00.00.00.20.00.00.00.00.93.43.74.03.81.90.70.50.02.25.15.86.77.38.68.87.46.45.00.02.17.33.05.06.32.91.00.70.40.30.20.13.22.10.50.00.00.11.11.82.02.22.11.95.82.26.61.91.40.07.15.26.37.38.78.50.02.05.90.14.85.45.85.85.55.25.14.95.14.05.50.05.95.44.94.23.01.92.03.25.30.15.22.00.00.00.00.00.00.00.00.00.00.04.30.50.02.63.22.82.52.32.42.73.22.62.30.00.01.20.60.40.30.20.20.10.10.00.00.04.50.00.00.00.00.00.00.00.00.00.50.05.83.72.23.86.010.716.915.59.45.74.22.54.23.49.615.816.810.67.16.13.42.24.41.43.70.21.04.63.22.33.24.04.53.82.00.711.10.415.20.20.10.10.00.00.00.00.00.00.00.511.10.62.42.61.51.31.21.10.70.13.66.96.81.215.214.610.26.65.24.95.26.710.414.74.51.10.50.1 0.2 0.3 0.3 0.33.0 6.5 7.0 7.81.42.70.90.6 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.05.83.20.0 0.0 0.00.0 0.0 0.0 0.1 0.1 0.1 9.03.44.30.01.8 1.1 4.8 7.2 8.80.3 0.2 0.1 0.2 0.3 0.57.20.05.6 7.5 8.5 6.3 2.8 1.1 0.5 0.3 0.2 0.10.00.11.70.0 0.0 0.0 0.00.0 0.0 0.1 0.1 0.1 0.1 3.10.13.40.00.0 0.1 0.1 0.1 5.5 5.5 3.6 2.8 2.0 1.13.10.42.20.6 0.2 0.3 0.5 0.9 1.1 3.0 3.50.1 0.20.00.72.00.1 0.1 0.10.5 0.6 0.8 0.9 1.0 1.6 1.30.11.41.54.4 3.7 5.3 6.4 3.2 1.1 0.7 0.5 0.3 0.20.01.20.01.10.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.00.00.90.0 0.0 0.1 0.1 4.3 4.9 4.1 5.0 5.2 2.10.10.06.14.1 6.7 5.00.2 0.3 0.3 0.4 0.9 5.8 2.60.15.00.27.6 3.9 1.7 0.9 0.5 0.3 0.2 0.1 0.1 0.12.43.86.60.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.10.38.40.34.4 3.5 2.5 1.4 3.6 5.00.1 0.1 0.1 0.10.00.10.31.8 2.0 2.5 2.3 1.83.2 3.4 3.4 2.5 1.30.10.32.60.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.40.50.13.90.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.12.70.12.30.1 0.2 0.8 1.0 1.1 1.1 0.9 0.6 0.4 0.30.10.10.20.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.1 0.10.10.20.20.3 0.5 0.9 1.6 1.9 1.3 1.0 0.90.3 0.51.00.11.20.1 0.2 0.2 0.6 0.8 1.0 1.1 0.9 0.6 0.50.60.11.00.11.5 4.0 1.82.4 4.1 2.0 1.3 0.7 0.4 0.20.50.80.10.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.00.90.10.90.1 0.1 2.2 2.4 2.7 2.2 1.6 1.0 0.6 0.30.20.12.10.81.8 1.1 0.6 0.30.4 0.2 0.4 0.8 1.2 1.40.35.20.50.1 0.2 2.7 7.52.4 4.1 5.5 7.0 4.0 1.91.13.54.50.1 0.1 1.4 1.6 1.7 1.7 1.2 0.8 0.5 0.30.24.10.16.3 5.6 3.9 2.91.2 4.7 3.1 4.4 4.2 2.3 0.89.60.31.1 3.3 2.4 1.7 5.13.9 4.6 5.0 6.8 3.3 1.10.10.50.10.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.13.20.78.50.40.0 0.0 0.0 0.00.0 0.0 0.0 0.1 0.10.00.20.09.9 6.1 3.9 3.0 1.8 1.0 0.6 0.6 0.9 1.9 1.30.13.91.70.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.70.02.50.45.3 6.8 9.6 16.1 18.2 12.8 0.1 0.1 0.0 0.0 0.01.30.018.5 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.80.06.60.00.0 0.0 0.0 0.0 0.1 0.1 0.3 4.0 5.7 4.80.00.21.00.4 0.5 0.9 2.8 4.0 2.4 0.9 0.3 0.2 0.213.40.29.40.3 0.3 0.3 0.4 0.5 0.8 1.3 2.2 3.5 5.00.50.12.80.4 4.3 6.1 5.2 4.0 3.4 2.7 2.0 1.9 3.00.12.70.13.2 1.8 1.2 1.0 1.0 1.6 3.3 2.3 1.20.12.93.10.01.8 2.5 3.0 3.9 4.8 5.9 6.7 7.2 7.1 4.7 3.10.20.00.10.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.00.11.41.30.0 0.0 0.1 0.1 0.1 0.3 8.6 10.0 6.2 4.00.11.90.01.22.2 2.5 3.5 5.0 3.6 1.3 0.7 0.6 0.62.33.19.50.2 0.3 0.4 0.5 0.7 1.3 2.4 3.6 4.7 5.7 7.40.011.90.05.4 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.02.310.34.20.0 0.00.0 0.0 0.0 0.0 0.1 0.1 1.8 2.64.14.20.09.6 6.29.1 1.7 4.7 6.9 6.0 2.8 2.5 3.80.73.61.13.60.8 2.3 2.6 1.0 0.9 1.0 1.2 3.5 2.1 1.80.01.60.00.6 0.4 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.05.22.01.83.9 4.5 5.2 3.9 2.7 1.30.0 0.02.5 1.34.02.30.12.4 2.1 2.1 2.9 2.2 2.7 4.8 5.3 4.2 3.8 2.12.40.04.5 2.9 2.9 2.1 1.2 0.5 0.3 0.3 0.2 0.1 0.13.40.12.60.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.16.00.10.00.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.03.60.04.70.00.0 0.0 0.0 0.0 0.1 0.1 0.5 2.5 3.50.60.00.52.31.3 0.6 0.41.2 1.9 5.0 1.5 0.5 0.7 2.10.20.36.10.5 0.4 0.4 0.4 0.6 0.9 1.1 1.7 2.7 3.83.70.20.00.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.04.30.00.30.0 0.0 0.0 0.0 0.1 1.0 2.3 3.4 3.8 4.7 5.90.00.63.20.7 0.6 1.2 1.3 0.5 1.0 5.80.2 0.3 0.50.10.70.20.4 0.5 0.9 1.0 1.2 1.5 2.1 2.8 2.5 0.43.00.82.00.00.5 1.2 2.0 1.9 0.9 0.5 0.5 0.6 0.90.22.10.21.2 0.8 0.6 0.5 0.6 0.7 0.9 1.6 2.0 1.8 0.91.50.01.1 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.10.30.00.30.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.1 0.1 0.10.11.00.0 0.0 0.0 0.00.10.1 0.1 0.1 0.1 0.20.70.50.01.1 0.7 0.4 0.4 0.5 0.6 0.8 0.8 0.8 0.7 0.60.30.15.70.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.00.00.00.00.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.40.17.55.8 5.7 10.9 6.4 5.8 4.5 2.7 1.7 1.7 2.20.14.92.48.4 6.0 3.6 2.3 1.6 0.9 0.4 0.2 0.2 0.12.02.91.70.70.0 0.00.1 0.1 0.2 0.3 0.5 0.7 1.1 3.74.33.52.81.5 2.2 3.7 5.7 5.4 10.0 7.9 5.8 5.3 3.40.16.33.73.1 4.2 4.0 2.6 1.9 1.5 1.1 1.2 1.6 2.10.14.11.12.2 1.6 1.2 0.9 1.1 1.7 2.6 4.4 8.3 9.20.43.40.10.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.02.10.11.50.2 0.2 0.3 0.4 0.8 2.3 3.6 2.8 1.2 0.93.10.00.00.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.20.00.00.00.00.00.00.00.00.00.00.10.00.30.50.2 0.3 0.3 0.3 0.3 0.2 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0.17.10.04.20.0 0.0 0.0 0.00.1 0.1 0.2 0.3 0.6 1.00.90.10.32.5 3.2 4.4 2.0 1.3 0.7 0.4 0.10.2 0.10.30.30.40.4 0.5 0.7 0.9 3.3 5.1 1.91.2 1.4 0.90.10.50.15.0 2.12.1 2.3 1.6 0.7 0.4 0.3 0.2 0.2 0.11.50.10.70.0 0.0 0.0 0.0 0.00.1 0.1 0.2 0.2 0.30.20.11.30.3 0.3 0.4 0.7 1.0 0.8 0.7 0.5 0.4 0.40.61.01.04.1 2.512.71.6 1.4 1.1 0.8 0.4 0.3 0.21.30.60.20.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.40.10.50.3 0.4 0.5 0.9 2.5 4.1 4.1 4.0 4.9 2.90.10.10.11.1 0.7 0.6 0.6 0.6 0.4 0.3 0.2 0.2 0.10.60.12.50.0 0.0 0.0 0.0 0.0 0.0 0.00.1 0.1 0.22.50.12.82.45.3 4.8 3.3 2.8 2.8 3.0 2.9 2.9 3.0 4.11.74.22.32.3 2.2 2.0 2.0 2.4 2.6 2.8 3.0 3.1 2.80.95.70.32.5 3.3 3.6 4.4 4.7 3.9 3.3 2.7 1.7 1.00.30.33.20.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.00.65.82.0 4.2 7.1 4.3 2.5 2.1 2.6 4.2 5.9 6.0 6.02.06.32.34.2 3.5 3.7 5.0 6.4 6.0 6.0 5.8 6.4 5.02.35.91.70.00.1 0.1 0.2 0.3 0.6 1.3 3.0 7.0 6.72.33.30.01.6 1.7 1.6 1.8 2.3 2.3 2.4 2.5 3.0 2.53.56.31.60.11.2 1.2 1.2 1.2 1.0 0.8 0.7 1.1 4.1 3.30.02.50.00.9 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.02.02.80.10.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.02.70.10.50.2 0.3 0.6 1.3 3.0 6.9 6.6 6.3 3.4 2.1 2.10.02.12.0 2.2 1.9 1.5 1.3 1.3 1.2 1.5 1.8 1.9 2.10.21.90.21.9 1.7 1.3 1.0 1.1 1.5 1.5 1.7 1.0 0.51.52.1TYPE AATYPE BBTYPE CCTYPE WP1TYPE WP2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" CANOPY STRUCTURE FCB -4 STN -1 FCB -4 FCB-3 W5 W5 W3 W3 W3 W3 W10 W10 W10 W10 W11 W11 W11 A7.2 213'-0"14'-0"FCB -1FCB -1 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W11 W11 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W5 W5 W12 W12 W12 W12 W12 W12 W12 W12 A7.2 1 W3 W10 W11 W3 W10 W10 W10 W10 W3 W3 W10 W10 W10 W10 W10 W10 W10 W3 W10 W10W11 W11 W10 W11 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W4 W10 W10W4 W10 W10 W10 W10 W10 W10 W12 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:22:10 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.1 EXTERIOR ELEVATIONS - SKILLED Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.1 1 AREA A - SKILLED WEST ELEVATION 1/8" = 1'-0"A3.1 3 AREA A - SKILLED NORTH ELEVATION 1/8" = 1'-0"A3.1 6 AREA A - SKILLED EAST ELEVATION 1/8" = 1'-0"A3.1 7 AREA A - SKILLED SOUTH ELEVATION 1/8" = 1'-0"A3.1 2 AREA A - SKILLED EAST BUMPOUT ELEVATION 1/8" = 1'-0"A3.1 4 AREA A - SKILLED CORNER BUMPOUT 1/8" = 1'-0"A3.1 5 AREA A - SKILLED ENTRANCE ELEVATION 1/8" = 1'-0"A3.1 8 AREA A - SKILLED GARAGE ELEVATION 1/8" = 1'-0"A3.1 9 AREA A - SKILLED LARGE GROUP ROOM ELEVATION 1/8" = 1'-0"A3.1 10 AREA A - SKILLED LARGE GROUP ELEVATION 2 1/8" = 1'-0"A3.1 11 AREA A - SKILLED NORTHEAST CORNER ELEVATION STN -1 WND -1 FCB -4 FCB -1FCB -1 ? FCB-3 FCB -4 W5 W5 W3 W3 W3W3 W10 W10 W10 W10 W3 W3 W3 W3 W11 W11 W11 A7.2 3 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W5 W5 W12 W12 W12 W12W12W12 W12 W12 A7.2 4 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W3 W10 W10 W3 W11 W11 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W3 W3 W10 W10 W10 W10 W3 W3 W10 W10 W11 W11 W11 W11 W10 W10 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:22:22 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.2 EXTERIOR ELEVATIONS Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.2 1 AREA B - NORTH ELEVATION 1/8" = 1'-0"A3.2 2 AREA B - SOUTH ELEVATION 1/8" = 1'-0"A3.2 3 AREA B - EAST ELEVATION 1/8" = 1'-0"A3.2 4 AREA B - WEST ELEVATION LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" FCB-3 FCB -4FCB -1FCB -4FCB-3FCB -2 STN -1 FCB-3FCB -4? FCB -1 ? W8 W10 W10 W10 W8W8 W6 W6 W6 W10W10W10 W10 W8 W10 W8 W8 W10 W10 W8 W10 W8 W9 W9 W9 W9 W9 W9 W9W9 W9 W9 W9W9 W10 A7.2 17 A7.2 18 A7.2 19 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -4STN -1FCB -2FCB -2STN -1FCB -2 ? ? W3 W10 W10 W10 W10 W8 W8 W10 W10 W8 W10 W8 W10 W6 W6 W6 A7.2 11 A7.2 12 A7.2 13 A7.2 14 A7.2 15 A7.2 16 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.2 7 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" A7.2 6 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W8 W10 W8 W10 A7.2 10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.2 5 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.2 8 A7.2 9 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" W8 W8 W8 W10W10W10 W6 W6 W6 W10W10W10 W10 W8 W9 Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:22:31 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.3 EXTERIOR ELEVATIONS Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.3 1 AREA C - TOWN CENTER EAST ELEVATION 1/8" = 1'-0"A3.3 2 AREA C - TOWN CENTER WEST ELEVATION 1/8" = 1'-0"A3.3 3 AREA C - TOWN CENTER CHAPEL NORTH ELEVATION 1/8" = 1'-0"A3.3 4 AREA C - TOWN CENTER CHAPEL SOUTH ELEVATION 1/8" = 1'-0"A3.3 5 AREA C - TOWN CENTER NORTH ENTRANCE ELEVATION 1/8" = 1'-0"A3.3 6 AREA C - TOWN CENTER NORTHEAST ELEVATION 1/8" = 1'-0"A3.3 7 AREA C - TOWN CENTER NORTHEST BUMPOUT 1/8" = 1'-0"A3.3 8 AREA C - TOWN CENTER POOL SOUTH ELEVATION 1/8" = 1'-0"A3.3 9 AREA C - TOWN CENTER SOUTHEAST BUMPOUT 1/8" = 1'-0"A3.3 10 AREA C - TOWN CENTER SOUTHEAST ELEVATION LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"13'-0"14'-0"W3 W10 W3 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W10 W10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W10 W10 W3 W3 W10 W10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W3 W3 W3 W3 W10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W3 W3 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W10 W10 W10 W10 W10 W10 W3 W3 W10 W10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W3 W3 W3 W3 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W3 W3 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:22:42 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.4 EXTERIOR ELEVATIONS - AL Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.4 1 AREA D - ASSISTED NORTH ELEVATION 1/8" = 1'-0"A3.4 2 AREA D - ASSISTED SOUTH ELEVATION 2 1/8" = 1'-0"A3.4 3 AREA D - ASSISTED WEST ELEVATION 1/8" = 1'-0"A3.4 4 AREA D - ASSISTED SOUTH ELEVATION 1 1/8" = 1'-0"A3.4 5 AREA D - ASSISTED EAST ELEVATION 1 1/8" = 1'-0"A3.4 6 AREA D - ASSISTED EAST ELEVATION 2 1/8" = 1'-0"A3.4 7 AREA D - ASSISTED WEST BUMPOUT 1/8" = 1'-0"A3.4 8 AREA D - ASSISTED WEST BUMPOUT 2 1/8" = 1'-0"A3.4 9 AREA D - ASSISTED TYP. BUMPOUT W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10W10W10 W6 W6 W6 W8W8W8 W5 W5 W5 A7.2 22 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4" FCB-3 FCB-4WP-1 FCB -1 WP-1 FCB-3 FCB-4 BRICK -1 BRICK -1BRICK -1 W10 W10 W10 W10 W10 W10 W1 W1 W1 W1 W1 W1 W10 W10 W10 W10 W10 W10 A7.2 23 A7.2 24 A7.2 25 A7.2 26 A7.2 27 A7.2 28 A7.2 29 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" ?? BRICK -1BRICK -1 W3 W3 W3 W3 W10 W10 W10 W10 W4 W4 W4W4 W4 W4 W4 W4 W10 W10 W10 W10 W3 W3 W3 W3 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" ?FCB -1WP-1 W3 W3 W3 W10 W10 W10 W10 W10 W10 W3 W3 W3 W3 W1 W1 W1 A7.2 20 A7.2 21 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:22:52 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.5 EXTERIOR ELEVATION - IL EAST Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.5 1 AREA E - IL NORTH ELEVATION 1/8" = 1'-0"A3.5 2 AREA E - IL SOUTH ELEVATION MAIN 1/8" = 1'-0"A3.5 3 AREA F - IL NORTH ELEVATION 1/8" = 1'-0"A3.5 4 AREA F - IL SOUTH ELEVATION 1/8" = 1'-0"A3.5 5 AREA E - IL NORTHEAST ELEVATION LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1 BRICK -1 FCB-4 FCB-4 ?? FCB-4 WP-1FCB -1 W10 W10 W10 W10 W1 W1 W1 W1 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10W10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4" FCB-3 FCB-4WP-1 BRICK -1 BRICK -1 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W10 W10 W10 W10 W10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1FCB-4 FCB -1 FCB-3 WP-1FCB-3 FCB-4 BRICK -1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W1 W1 W1 W1 W3 W3 W3 W10 W10 W10 W10 W10 W10 W10 W10 W10 A7.2.1 1 A7.2.1 2 A7.2.1 3 A7.2.1 4 A7.2.1 5 A7.2.1 6 A7.2.1 7STN -1 STN -1BRICK -1 STN -1 WP-1 FCB -1 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:23:08 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.6 EXTERIOR ELEVATION - IL Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.6 1 AREA F - IL EAST ELEVATION 1/8" = 1'-0"A3.6 2 AREA F - IL WEST ELEVATION 1/8" = 1'-0"A3.6 3 AREA F - IL WEST ELEVATION MAIN 1/8" = 1'-0"A3.6 4 AREA F - IL LARGE BUMPOUT 1/8" = 1'-0"A3.6 5 AREA F - IL TYP. BLUE BUMPOUT 1/8" = 1'-0"A3.6 6 AREA F - IL TYP. BUMPOUT LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1FCB -1WP-1 ? W1 W1 W1 W10 W10 W10 W10 W10 W10W3 W3 W3 W1 WX W3 W3 W3W1 WX WX W1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" FCB-4WP-1FCB-3 BRICK -1BRICK -1 FCB -1FCB-3 BRICK -1 ?FCB-3 BRICK -1FCB-4 BRICK -1 FCB -1 ? BRICK -1 W10 W10 W10 W3 W3 W3 W3 W3 W3 W10 W10 W10 W3 W3 W1 W1 W1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W10 W10 A7.2.1 9 A7.2.1 10 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1FCB -1FCB-3WP-1FCB-3 FCB-4 FCB -1FCB -1FCB-3 FCB-4WP-1 FCB-3 FCB-4 WP-1FCB-3 FCB-4 BRICK -1 W10 W10 W10 W3 W3 W3W3 W3 W3W10 W10 W10 WX WX WX W10 W10 W10 WX WX WX W10 W10 W10 WX WX WX W10 W10 W10W10 W10 W10 W10 W10 W10W10 W10 W10 WX WX WX W10 W10 W10 A7.2.1 8 STN -1 BRICK -1 STN -1 BRICK -1 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG 10/22/2021 4:23:35 PM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_mpoolWTCF3.rvt A3.7 EXTERIOR ELEVATION - IL WEST Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.7 1 AREA G - IL SOUTH ELEVATION 1/8" = 1'-0"A3.7 2 AREA G - IL EAST ELEVATION MAIN 1/8" = 1'-0"A3.7 3 AREA G - IL WEST ELEVATION 1/8" = 1'-0"A3.7 4 AREA G - IL NORTH BUMPOUT St Therese | City Council Meeting | Nov. 22nd | Landscape Memo | Plant Quantity Calculations Site Data | St Therese | 8200 County Rd 116 Corcoran, MN 55340 • Project Total Lot Area: 561,455 sq ft • Project Total Impervious: 196,020 sq ft • Project Total Pervious: 365,435 sq ft o Easement Areas: 0 sq ft o Future Expansion Areas: 177,331 sq ft o Building Foundation Planted Maintenance Strip: 13,700 sq ft o Underground Utilities (10’ Clearance): 29,400 sq ft o Total Net Green Space Available for Trees: 145,004 sq ft 10/18 City Submittal Plans • Plant Quantity Description: The landscape calculations were based upon the lineal feet of site perimeter. Quantity and type of building units were unknown to the Landscape Architect at the time. o 1 Overstory Tree per 50 lineal feet of site perimeter Site Perimeter: 3,223 LF Calculation: 3,223 / 50 = 64 Overstory Trees Required Overstory Tree Quantity Shown on Plans: 64 Understory Tree Quantity Shown on Plans: 25 o 1 Shrub per 30 lineal feet of site perimeter Site Perimeter: 3,223 LF Calculation: 3,223 / 30 = 107 Shrubs Required Shrub Quantity Shown on Plans: 216 11/04 City Comments • Plant Quantity Description: The City provides the following formula for the required number of trees on site. This formula totals to 259 Overstory Trees and 535 Shrubs Required. o 99 Overstory Trees Required for the 99 Independent Living Apartments o 160 Overstory Trees and 535 Shrubs for the remainder of the building (160,358 sq ft of 289.660 sq ft) The project would need 207,000 sq ft of net green space to appropriately fit 259 trees. The project currently has 145,000 sq ft of net green space. 11/16 City Resubmittal Plans • Plant Quantity Description: The Landscape Architect describes that the site cannot horticulturally support the 259 trees required by the code. For an optimal growing environment, an overstory tree needs approximately 800 sq ft of space. Therefore, the following tree calculation is proposed: o 1 Overstory Tree Required per 800 sq ft of net green space available: Net Green Space Available On Site: 145,004 sq ft Calculation: 145,004 / 800 = 181 Overstory Trees Required Overstory Tree Quantity Shown on Plans: 159 Understory Tree Quantity Shown on Plans: 66 (1 understory = 1/3 overstory) o 535 Shrubs Required (as described above in the city comments) Shrub Quantity Shown on Plans: 535 Nov. 16, 2021 Re: City of Corcoran Planning And Zoning Requirement Exterior Material Narrative Saint Therese Senior Living To Whom it May Concern: We appreciate the opportunity to present our project to the City of Corcoran City Council, Planning Commission and Staff. We would like to create a proposal to Council to allow for Saint Therese to meet the building façade material code at the building façades directly facing the public roads (see diagram below) and request an alternate requirement for exterior cladding materials on the internal facades or those not directly facing a public street. Per Appendix B Chapter 04 Section G-Materials, the Town Center the code states that primary materials shall cover at least 60% of the façade of the building. Secondary materials may cover no more than 30% of the façade. Accent materials may include door and window frames, lintels, cornices, and other minor elements and may cover no more than 10% of the façade. Although the City of Corcoran’s municipal code states, “Primary exterior building materials may be brick, stone EIFS, stucco, architectural precast concrete, or glass,” we are proposing Nichiha Wood Series fiber cement panels be considered a primary material for the St. Therese Senior Living project. The intent of this portion of the code is to “support a higher level of design,” which we believe the wood-look Nichiha fiber cement panels provide. Additionally, the code states “Architectural Style shall not be restricted. However, Architectural Styles as described in Section Two are encouraged,” which includes agrarian contemporary, farmhouse and arts & crafts – prairie styles. Many of the example photos used in Section Two include wood siding as a main material. We have provided the feel of a “Main Street” throughout the variation of the building form and materials, and we believe the inclusion of Nichiha wood panels provide a necessary warmth to the design, complementing the mixed-use residential program of the building while still maintaining the desired commercial effect. Per our conversations and potential recommendations with the city including comments discussed during the planning commission meeting, we have provided 60% or higher primary materials on the three main street facing facades (see attached locations). If Nichiha wood panels are not approved as a primary material, we propose portions on these three facades will be changed to thin brick veneer and will meet the requirements. For the rest of the building, the material percentages currently stand at 29% primary materials and 71% secondary. These percentages significantly grow to 41% primary and 59% secondary if Nichiha wood panels are accepted as a primary material. We have provided images of how this product can enhance a variety of materials, providing a contemporary yet classic statement for the design. Because of the reasons stated, we would like to consider Nichiha wood panels as a primary material in the St. Therese building design. We also propose that Council accept our proposed material percentages as shown at the non-public street facing facades. Thank you for your consideration, Christine Soma LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" CANOPY STRUCTURE FCB -4STN -1FCB -4 FCB-3 W5 W5 W3 W3 W3 W3 W10 W10 W10 W10 W11 W11 W11 1 A5.1 A7.3 2 W3 W3 W3W3 FCB -1 WP-1STN -1 FCB-3FCB -5 FCB -5 FCB -1 FCB-3 FCB-3 FCB -4 13'-0"14'-0"W10 W10 W10 W3 W3 W3 W3 W3 W3 W3 W10 W10 W11 W11 WP-1 STN -1 FCB-3 FCB -4 2 A5.1 8'-4 3/4" 7'-0 3/4" 6'-11 1/4" FCB -5 FCB -5 FCB -5FCB -5 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W5 W5 W12 W12 W12 W12 W12 W12 W12 W12 1 A5.1 A7.3 1 W2 W2 W2 W2 FCB-3 WP-1 STN -1 FCB-3 FCB -1 FCB -4 WP-1 STN -1FCB -1 FCB -1 FCB -5 ? W11 W3 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W3 W11 W11W11 W11 W10 W10 WP-1 STN -1 FCB-3 FCB -4 FCB -1 FCB-3 FCB -4 CANOPY STRUCTURE 2 A5.1 W11 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY FSC - 1 FASCIA DARK BRONZE FCB - 5 FIBER CEMENT BOARD DARK BRONZEJAMES HARDI SMOOTH LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -1 FCB -4 FCB-3 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -1FCB -5 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" WP-1 ? LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W4 W10 W10W4 W10 W10 W10 W10 W10 W10 W12 FCB-3 FCB -4 FCB-3 FCB -2 FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" FCB-3FCB -4 FCB -2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -1 FCB -4 FCB-3 FCB -5FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:17 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.1 EXTERIOR ELEVATIONS - SKILLED Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.1 1 AREA A - SKILLED WEST ELEVATION 1/8" = 1'-0"A3.1 3 AREA A - SKILLED NORTH ELEVATION 1/8" = 1'-0"A3.1 6 AREA A - SKILLED EAST ELEVATION 1/8" = 1'-0"A3.1 7 AREA A - SKILLED SOUTH ELEVATION 1/8" = 1'-0"A3.1 2 AREA A - SKILLED EAST BUMPOUT ELEVATION 1/8" = 1'-0"A3.1 4 AREA A - SKILLED CORNER BUMPOUT 1/8" = 1'-0"A3.1 8 AREA A - SKILLED GARAGE ELEVATION 1/8" = 1'-0"A3.1 9 AREA A - SKILLED LARGE GROUP ROOM ELEVATION 1/8" = 1'-0"A3.1 10 AREA A - SKILLED LARGE GROUP ELEVATION 2 1/8" = 1'-0"A3.1 11 AREA A - SKILLED NORTHEAST CORNER ELEVATION Design Development 11/11/2021 1/8" = 1'-0"A3.1 5 AREA A - SKILLED ENTRANCE ELEVATION STN -1 FCB -4FCB -1 FCB-3 W5 W5 W3 W3 W3W3 W10 W10 W10 W10 W3 W3 W3 W3 W11 W11 W11 A7.3 3 W10 W10 W10 WP-1 STN -1 FCB -1 WP-1FCB -5 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W5 W5 W12 W12 W12 W12W12W12 W12 W12 A7.3 4 FCB-3 WP-1 STN -1 FCB -1 FCB -4 FCB-3 WP-1 STN -1FCB -5 FCB -5FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W10 W10 W3 W10 W3 W3 W10 W10 W10 W10 W3 W3 W3 W10 W10 W3 W11 W11 WP-1 STN -1 FCB-3 FCB -4FCB -1FCB -5 FCB -5 FCB -1 FCB -5 FCB -5WP-1 STN -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W3 W10 W10 W10 W10W10W10 W11 W11 W11 W11 W11 CANOPY STRUCTUREWP-1 STN -1 FCB-3 FCB -1 FCB -4 W11 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY FSC - 1 FASCIA DARK BRONZE FCB - 5 FIBER CEMENT BOARD DARK BRONZEJAMES HARDI SMOOTH LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -5 Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:18 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.2 EXTERIOR ELEVATIONS Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.2 1 AREA B - NORTH ELEVATION 1/8" = 1'-0"A3.2 2 AREA B - SOUTH ELEVATION 1/8" = 1'-0"A3.2 3 AREA B - EAST ELEVATION 1/8" = 1'-0"A3.2 4 AREA B - WEST ELEVATION Design Development 11/11/20211/8" = 1'-0"A3.2 5 AREA B - NORTHEAST CORNER ELEVATION LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" FCB -4FCB -1FCB -4FCB-3FCB -2STN -1FCB-3FCB -4 FCB -1 4 A5.1 W8 W10 W10 W10 W8W8 W8 W8 W8 W10W10W10 W10 W8 W10 W8 W8 W10 W10 W8 W10 W8 W9 W9 W9 W9 W9 W9 W9W9 W9 W9 W9W9 W10 A7.3 17 A7.3 18 A7.3 19 FCB -2 FCB -2 FCB-3 FCB -15 A5.1 6 A5.1 NO UNPROTECTED OPENINGS IN SHADED AREA NO UNPROTECTED OPENINGS IN SHADED AREA 4'-0" LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -4STN -1FCB -2STN -1FCB -2 4 A5.1 W3 W10 W10 W10 W8 W10 W10 W8 W10 W8 W8 W8 A7.3 11 A7.3 12 A7.3 13 A7.3 15 A7.3 16 W14 FCB-3 STN -1 FCB -4 FCB-3FCB -5 FCB -1BRICK -15 A5.1 6 A5.1 W8 FCB -5 4'-0"4'-0" NO UNPROTECTED OPENINGS IN SHADED AREA 3 A5.3 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY FSC - 1 FASCIA DARK BRONZE FCB - 5 FIBER CEMENT BOARD DARK BRONZEJAMES HARDI SMOOTH LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.3 7 STN -1 FCB -5 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W8 W10 W8 W10 W10 STN -1FCB -2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.3 5 FCB -2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -1 ? LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.3 8 A7.3 9 STN -1 FCB -2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" W8 W8 W8 W10W10W10 W8 W8 W8 W10W10W10 W10 W8 W10 FCB -2 FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" A7.3 6 STN -1FCB -5 FCB -5 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -2 Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:20 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.3 EXTERIOR ELEVATIONS Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.3 1 AREA C - TOWN CENTER EAST ELEVATION 1/8" = 1'-0"A3.3 2 AREA C - TOWN CENTER WEST ELEVATION 1/8" = 1'-0"A3.3 3 AREA C - TOWN CENTER CHAPEL NORTH ELEVATION 1/8" = 1'-0"A3.3 5 AREA C - TOWN CENTER NORTH ENTRANCE ELEVATION 1/8" = 1'-0"A3.3 6 AREA C - TOWN CENTER NORTHEAST ELEVATION 1/8" = 1'-0"A3.3 7 AREA C - TOWN CENTER NORTHEST BUMPOUT 1/8" = 1'-0"A3.3 8 AREA C - TOWN CENTER POOL SOUTH ELEVATION 1/8" = 1'-0"A3.3 10 AREA C - TOWN CENTER SOUTHEAST ELEVATION Design Development 11/11/2021 1/8" = 1'-0"A3.3 4 AREA C - TOWN CENTER CHAPEL SOUTH ELEVATION 1/8" = 1'-0"A3.3 9 AREA C - TOWN CENTER SOUTHEAST BUMPOUT LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W3 W10 W3 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W10 W10 FCB-3 FCB -4 FCB -1 FCB -1 WP-1 FCB -1 BRICK -1BRICK -1 2 A5.2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W10 W10 W3 W3 W10 W10 FCB -1 WP-1 FCB-3 FCB -4 BRICK -1 FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W3 W3 W3 W3 W10 WP-1 FCB -1 FCB-3 FCB -4 BRICK -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W3 W3 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W3 W3 W10 W10 W10 W10 W10 W10 W3 W3 W10 W10 FCB-3 FCB -1 BRICK -1 FCB -4 FCB-3 FCB -4 2 A5.2 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0"14'-0"13'-0"W3 W3 W3 W3 FCB -1 BRICK -1 FCB-3 FCB -4 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" W3 W3 FCB -1 WP-1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" BRICK -1 FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -4 FCB-3 BRICK -1 FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LOWER LEVEL 87'-0" FCB -1 BRICK -1 Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:22 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.4 EXTERIOR ELEVATIONS - AL Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.4 1 AREA D - ASSISTED NORTH ELEVATION 1/8" = 1'-0"A3.4 2 AREA D - ASSISTED SOUTH ELEVATION 2 1/8" = 1'-0"A3.4 3 AREA D - ASSISTED WEST ELEVATION 1/8" = 1'-0"A3.4 4 AREA D - ASSISTED SOUTH ELEVATION 1 1/8" = 1'-0"A3.4 5 AREA D - ASSISTED EAST ELEVATION 1 1/8" = 1'-0"A3.4 6 AREA D - ASSISTED EAST ELEVATION 2 1/8" = 1'-0"A3.4 7 AREA D - ASSISTED WEST BUMPOUT 1/8" = 1'-0"A3.4 8 AREA D - ASSISTED WEST BUMPOUT 2 1/8" = 1'-0"A3.4 9 AREA D - ASSISTED TYP. BUMPOUT Design Development 11/11/2021 7 A5.16 4 A5.2 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10W10W10 W8 W8 W8 W8W8W8 W5 W5 W5 A7.3 22 W10 W14 FCB-3 WP-1 FCB-4 WP-1 BRICK -1 FCB -2 WP-1FCB-3FCB-4 A7.4 14 4'-0" NO UNPROTECTED OPENINGS IN SHADED AREA LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4" FCB-3FCB-4WP-1FCB -1WP-1FCB-3FCB-4 BRICK -1 BRICK -1BRICK -1 4 A5.2 W10 W10 W10 W10 W10 W10 W1 W1 W1 W1 W1 W1 W10 W10 W10 W10 W10 W10 A7.3 23 A7.3 24 A7.3 25 A7.3 26 A7.3 27 A7.3 28 A7.3 29 W14 W14 W14 W13 W13 W13 W14 W14 W14 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1WP-1 BRICK -1BRICK -1 W3 W3 W3 W3 W10 W10 W10 W10 W4 W4 W4W4 W4 W4 W4 W4 W10 W10 W10 W10 W3 W3 W3 W3 W14 W14 W14 W14 W14 W14 W14 W14 FCB -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" FCB -1WP-1 W3 W3 W3 W10 W10 W10 W10 W10 W10 W3 W3 W3 W3 W1 W1 W1 A7.3 20 A7.3 21 W13 W13 W13 W14 W14 W14 W14 STN -1 ? WP-1 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY FSC - 1 FASCIA DARK BRONZE FCB - 5 FIBER CEMENT BOARD DARK BRONZEJAMES HARDI SMOOTH LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1 FCB-3 WP-1 FCB-4 BRICK -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" WOOD WRAPPED STEEL COLUMNS WITH INTERNAL RAIN GUTTERS WOOD DECKING WITH CORRUGATED METAL ROOF GLULAM BEAMS CMU WALLS WITH MANUFACTURED STONE AND PRECAST CAPS LEVEL ONE 100'-0" LEVEL TWO 114'-0" WOOD WRAPPED STEEL COLUMNS WITH INTERNAL RAIN GUTTERS WOOD DECKING WITH CORRUGATED METAL ROOF GLULAM BEAMS CMU WALLS WITH MANUFACTURED STONE AND PRECAST CAPS LEVEL ONE 100'-0" LEVEL TWO 114'-0" WOOD WRAPPED STEEL COLUMNS WITH INTERNAL RAIN GUTTERS WOOD DECKING WITH CORRUGATED METAL ROOF GLULAM BEAMSCMU WALLS WITH MANUFACTURED STONE AND PRECAST CAPS Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:26 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.5 EXTERIOR ELEVATION - IL EAST Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.5 1 AREA E - IL NORTH ELEVATION 1/8" = 1'-0"A3.5 2 AREA E - IL SOUTH ELEVATION MAIN 1/8" = 1'-0"A3.5 3 AREA F - IL NORTH ELEVATION 1/8" = 1'-0"A3.5 4 AREA F - IL SOUTH ELEVATION 1/8" = 1'-0"A3.5 5 AREA E - IL NORTHEAST ELEVATION Design Development 11/11/2021 1/8" = 1'-0"A3.5 6 AMPHITHEATER FRONT ELEVATION 1/8" = 1'-0"A3.5 7 AMPHITHEATER TYP. SIDE ELEVATION 1/8" = 1'-0"A3.5 8 AMPHITHEATER REAR ELEVATION LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1BRICK -1 FCB-3 FCB-3FCB-3WP-1FCB -1 W10 W10 W10 W10 W1 W1 W1 W1 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10W10 W13 W13 W13 W14 W14 W14 W14 W13 W13 W13 W13 W13 W13 W13 W14 W13 FCB -1 FCB-3 FCB-3 BRICK -1 BRICK -1 STN -1 WP-1 BRICK -1 STN -1 FCB -1 WND -1 3 A5.2 W10 W14W13 W13 W10 W10 W10 W10 W10 W10 W10 W13 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4" FCB-3FCB-4WP-1BRICK -1 BRICK -1 W10 W10 W10 W10 W3 W3 W3 W3 W10 W10 W10 W10 W10 W10 W10 W10 W10 W14 W14 W14 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1FCB-4FCB -1WP-1FCB-3FCB-4BRICK -1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W1 W1 W1 W1 W3 W3 W3 W10 W10 W10 W10 W10 W10 W10 W10 W10 A7.4 1 A7.4 2 A7.4 3 A7.4 4 A7.4 5 A7.4 6 A7.4 7 STN -1 STN -1BRICK -1 STN -1 WP-1 FCB -1 W13 W13 W13 W14 W14 W14 3 A5.2 EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY FSC - 1 FASCIA DARK BRONZE FCB - 5 FIBER CEMENT BOARD DARK BRONZEJAMES HARDI SMOOTH LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1BRICK -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" FCB -1 STN -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1 BRICK -1 Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:30 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.6 EXTERIOR ELEVATION - IL Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.6 1 AREA F - IL EAST ELEVATION 1/8" = 1'-0"A3.6 2 AREA F - IL WEST ELEVATION 1/8" = 1'-0"A3.6 3 AREA F - IL WEST ELEVATION MAIN 1/8" = 1'-0"A3.6 4 AREA F - IL LARGE BUMPOUT 1/8" = 1'-0"A3.6 5 AREA F - IL TYP. BLUE BUMPOUT 1/8" = 1'-0"A3.6 6 AREA F - IL TYP. BUMPOUT Design Development 11/11/2021 T ectonic Cop yright 2007 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1 WND -1 WP-1 ? W1 W1 W1 W10 W10 W10 W10 W3 W3 W3 W1 W13 W3 W3 W3W1 W13 W13 W1 W14 W14 W14 BRICK -1 LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" 6 A5.20 W10 W10 W10 W3 W3 W3 W3 W3 W3 W10 W10 W10 W3 W3 W1 W1 W1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W1 W1 W1 W10 W10 W10 W10 W10 A7.4 9 W14 W14 W14 W14 W14 W14 W14 W14 W14 W14 W14 W14 W13 W13 FCB -1 WP-1 FCB -1 BRICK -1 FCB-4 FCB-3 FCB -1 BRICK -1 FCB-3 WP-1 FCB -1 FCB-4 BRICK -1 WP-1 WP-1 A7.4 15 5 A5.2 4'-0"4'-0" NO UNPROTECTED OPENINGS IN SHADED AREA LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" WP-1FCB -1FCB-3WP-1FCB-3FCB -1 BRICK -1 W10 W10 W10 W3 W3 W3W3 W3 W3W10 W10 W10 W14 W14 W14 W10 W10 W10 W14 W14 W14 W10 W10 W10 W14 W14 W14 W10 W10 W10W10 W10 W10 W10 W10 W10W10 W10 W10 W14 W14 W14 W10 W10 W10 A7.4 8 STN -1 BRICK -1 STN -1 BRICK -1 A7.4 10 A7.4 11 A7.4 12 A7.4 13 WP-1 FCB -2 WP-1 FCB-3 FCB-4 FCB -1 FCB-3 FCB-4 FCB -1 5 A5.2 NO UNPROTECTED OPENINGS IN SHADED AREA 4'-0" EXTERIOR MATERIAL FINISH SCHEDULE PCAST - 1 MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION STN - 1 FCB - 1 FLASH - 1 WND - 1 PRECAST STONE SILLS STONE VENEER FIBER CEMENT BOARD WITH REVEALS CAP FLASHING WINDOW ALUMINUM ENTRANCE, CURTAIN WALL STF - 1 NOTE: THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS. DARK GREY GENOA SAND BLUEJAMES HARDI SMOOTH WP-1 WALL PANEL BARKNICHIHAVINTAGE WOOD FCB - 2 LAP SIDING BLUEJAMES HARDI SMOOTH 6" LIMESTONE CORONADO BRICK SILL PCAST - 2 PRECAST STONE SILLS CREAM STONE SILL FCB - 3 LAP SIDING GREYJAMES HARDI SMOOTH STN - 2 STONE VENEER ALLENTOWNVELOURAMCE BRICK PREFINSIH METAL BLACK VIYNAL/ FIBREX BLACK/ BRONZE VIYNAL/ FIBREX BLACK/ BRONZE FCB - 4 LAP SIDING BEIGEJAMES HARDI SMOOTH BRICK - 1 THIN BRICK VENEER STANDARD DARK GREY FSC - 1 FASCIA DARK BRONZE FCB - 5 FIBER CEMENT BOARD DARK BRONZEJAMES HARDI SMOOTH LEVEL ONE 100'-0" LEVEL TWO 114'-0" LEVEL THREE 125'-11 7/8" LOWER LEVEL 87'-0" TRUSS BRG 4 147'-11 7/8" FOURTH FLOOR 137'-11 3/4"TRUSS BRG 3 136'-0" FCB-3 FCB-4 BRICK -1 WP-1 4'-0"NO UNPROTECTED OPENINGS IN SHADED AREA Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS, INC. Key Plan C BA D E FG H 11/16/2021 9:03:33 AM C:\Revit Projects\77732-19034_CORCORAN_R19CENTRAL_211110_hpackard.rvt A3.7 EXTERIOR ELEVATION - IL WEST Checker Author 77732-19034 ST. THERESE SENIOR COMMUNITY CORCORAN, MN 1/8" = 1'-0"A3.7 1 AREA G - IL SOUTH ELEVATION 1/8" = 1'-0"A3.7 2 AREA G - IL EAST ELEVATION MAIN 1/8" = 1'-0"A3.7 3 AREA G - IL WEST ELEVATION 1/8" = 1'-0"A3.7 4 AREA G - IL NORTH BUMPOUT Design Development 11/11/2021 DATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398DD SETST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PEBKBMENGINEERS11-11-2021WHAJA11-11-20216120 Earle Brown Drive, Suite 700Minneapolis, MN 55429-2518Phone: (763) 843-0420Fax: (763) 843-0421www.bkbm.comC300PAVING ANDGEOMETRIC PLANDATEPROJECT #PROJECT STATUSDRAWN BYCHECKED BY2021 BKBM EngineersAll rights reserved.This document is an instrument of service and is the property of BKBMEngineers and may not be used or copied without prior written consent.CI hereby certify that this plan, specification orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the state of Minnesota.DateLic. No.NOT FORCONSTRUCTIONKEY PLAN8200 COUNTY ROAD 116CORCORAN, MN 5534020398DD SETST. THERESE19181RevisionsNo.DescriptionDateJoel W. Maire, PEBKBMENGINEERS11-11-2021WHAJA11-11-20216120 Earle Brown Drive, Suite 700Minneapolis, MN 55429-2518Phone: (763) 843-0420Fax: (763) 843-0421www.bkbm.com” ’ 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: 8b. TO: Corcoran City Council FROM: Nicholas Ouellette Kendra Lindahl, Landform DATE: November 17, 2021 for the November 22, 2021 City Council Meeting RE: Concept Plan for Corcoran Highway 55 Business Park (PID 32-119-23-34-0013, 32-119-23- 34-0007, 32-119-23-43-0005 and 32-119-23-43-0006) (city file no. 21-047) REVIEW DEADLINE: December 28, 2021 1.Description of Request John Rausch has submitted a request for review of a concept plan to develop a five-lot business park, consisting of 10 buildings and a new frontage road. The site exists as undeveloped property today. 2. Background The City of Corcoran completed an AUAR for Southwest Corcoran in 2005. The AUAR included this site, but the AUAR was not updated as required and has since expired. On August 24, 2006, the City Council approved a preliminary plat, preliminary PUD development plan, rezoning and comprehensive plan amendment to allow development of approximately 545,000 square feet of industrial and commercial space on this approximately 55-acre site. This approval included construction of a traffic signal at Pioneer Trail and Highway 55 and included the extension of municipal sanitary sewer and water from the City of Medina. On April 12, 2007, the City Council approved a final plat and final PUD development plan for “Corcoran Business Park”. The project did not proceed and all approvals have expired. 3. Context Zoning and Land Use The 56.64-acre site is guided Light Industrial. Three parcels are zoned Light Industrial (I-1) district and the northwest parcel is zoned Urban Reserve (UR) district. The land is vacant. The site is located in the Metropolitan Urban Service Area (MUSA) and is part of the Future Study Area for sanitary sewer identified in the Comprehensive Plan. Surrounding Properties The site is bordered by Highway 55 and the City of Medina to the south. All surrounding properties to the north, east and west are located within the MUSA. Properties to the north, northeast and northwest Highway 55 Business Park (20-047) 2 November 22, 2021 of the site are guided Existing Residential and Low Density Residential. Properties to the east and west are guided Light Industrial. Natural Characteristics of the Site There are no natural resources identified in the NRI. However, there are four delineated wetlands on site. 4. Analysis Concept Plan The applicant is proposing a concept plan for a five-lot business park at the northeast corner of Highway 55 and Pioneer Trail. Four of the lots are warehouse/office uses and the fifth lot is a proposed mini storage/self storage facility. Ten buildings are proposed on the concept plan: six buildings would comprise the mini storage/self storage facility and the remaining four buildings are warehouse/office buildings on individual lots. A proposed frontage road will provide access to the five lots from Pioneer Trail. The applicant indicated in their narrative that only the mini storage/self storage facility on Lot 5 and the warehouse/office building on Lot 4 are planned for construction. The applicant should provide a phasing plan for development of the entire business park. A rezoning will be required to change the zoning of the smallest lot from UR district to I-1 district. The rezoning would be consistent with the future land use. However, Section 1040.125, Subd. 1, of the Zoning Ordinance states, “New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.” Municipal services are not available to the site; therefore, a variance will be required to allow development in advance of municipal service availability. • The Council should discuss whether this development is premature prior to availability of municipal sanitary sewer and water. Warehouse/office uses are permitted in the I-1 district. Mini storage/self storage facilities are a permitted as a conditional use in the I-1 district and will require a conditional use permit application from the developer. Premature Subdivision Section 925 of the Subdivision Ordinance says that “Any proposed subdivision deemed premature for development shall not be approved by the City Council. A subdivision shall be deemed premature if the Council determines that any of the following conditions exist. The burden of proof shall be upon the subdivider to show that the proposed subdivision is not premature.” Highway 55 Business Park (20-047) 3 November 22, 2021 If the Council finds any of the following, the Council should deem the development premature: Subd. 1. Inconsistent with the Comprehensive Plan. A proposed subdivision may be deemed premature if it is inconsistent with the purposes, objectives, development staging plan, or recommendations of the City’s Comprehensive Plan, as may be amended. Application for reguiding and/or rezoning may be made simultaneously with an application for subdivision approval, however, a subdivision application will not be considered for approval by the City Council until and unless any necessary reguiding and/or rezoning application is approved by the Council. • Staff finds that the proposal is consistent with the Light Industrial and use designation. It is in Stage 3 (2030-2035) of the sanitary sewer staging plan and in the Future Study Area for sanitary sewer, but the developer indicates that this project would not require municipal services and a Comprehensive Plan amendment to change the staging plan would not be needed. Subd. 2. Inconsistent with the Capital Improvements Program. A proposed subdivision may be deemed premature if it is inconsistent with the capital improvements program because public improvements, facilities, or services necessary to accommodate the proposed subdivision would not be completed within two years of the date of application. • Public sanitary sewer and water is not available and would not be available within two years, however, the applicant would provide private services to serve the project and would connect to municipal services in the future. The applicant would construct the planned Highway 55 frontage road as part of this project to provide street infrastructure consistent with the Capital Improvements Program. Subd. 3. Lack of Adequate Water Supply. A proposed subdivision shall be deemed to lack adequate water supply if the proposed subdivision does not have adequate sources of water to serve the proposed subdivision if developed to its maximum permissible density without causing an unreasonable depreciation of existing water supplies for surrounding areas. Within the urban service boundary, a proposed subdivision may be deemed premature if public water is not available to serve the proposed subdivision. • Public water supply is not available and would not be available within two years. However, the development plan appears to be consistent with urban density and could be connected to municipal water supply when available. Subd. 4. Lack of Adequate Waste Disposal Systems. A proposed subdivision shall be deemed to lack adequate waste disposal if there is inadequate on-site sewer capacity to support the subdivision if developed to its maximum permissible density. Within the urban service boundary, a proposed subdivision may be deemed premature if: A. Sanitary sewer is neither available nor proposed; or B. Available or proposed sanitary sewer is inadequate to support the subdivision if developed to its maximum permissible density after reasonable sewer capacity is reserved for schools, public facilities, and other developments planned within five years of the date of application. • Public sanitary sewer is not available and would not be available within two years. However, the development plan appears to be consistent with urban density and could be connected to municipal water supply when available. Highway 55 Business Park (20-047) 4 November 22, 2021 Subd. 5. Lack of Adequate Streets to Serve the Subdivision. A proposed subdivision may be deemed premature if: A. Streets which serve the proposed subdivision are of such a width, grade, stability, vertical and horizontal alignment, site distance or surface condition that the traffic volume generated by the proposed subdivision would create a hazard to public safety and general welfare, or would seriously aggravate an existing hazardous condition; or B. The traffic volume generated by the proposed subdivision would create congestion or unsafe conditions on existing or proposed streets. • The developer would build the required public streets to serve the development. A traffic study would be completed as part of the required Environmental Assessment Worksheet (EAW). Subd. 6. Lack of Adequate Drainage. A proposed subdivision may be deemed premature if: A. Surface or subsurface water retention and runoff is such that it constitutes a hazard to the stability of proposed or existing structures; or B. The proposed subdivision would cause pollution of water sources or would cause damage from erosion or siltation on downstream property; or C. Factors including, but not limited to, the presence of floodplain, poor soils or subsoils, or steep slopes exist in such a manner as to preclude adequate site drainage or treatment of runoff. • The developer would comply with state, watershed and local requirements for drainage. Subd. 7. Inconsistent with Environmental Requirements. A proposed subdivision may be deemed premature if it is inconsistent with the rules and policies of the Minnesota Environmental Quality Board, as may be amended, and could adversely impact critical environmental areas, or potentially disrupt or destroy, in violation of State historical preservation laws, historic areas which are designated or officially recognized by the City Council. • As part of any project, the City would complete an EAW as required by the Environmental Quality Board (EQB) and any development would be subject to the mitigation standards from that analysis. The project is premature without municipal sanitary sewer and water; however, the Council could find that with provision of temporary well and septic systems to serve the development and an agreement to connect to municipal sewer and water when available and agreement to pay all infrastructure costs for those services would allow urban development consistent with the Comprehensive Plan. If so, the Council would direct the applicant to apply for a variance to allow development in advance of municipal services. • This is a significant policy issue for the City Council. Unlike the Garages Too application, which did not require sewer and water, this project cannot develop without sewer and water services. Several other landowners in this area have expressed an interest in developing and support for development on this site will likely result in variance requests to allow development on other sites in this area in advance of municipal sewer and water. Highway 55 Business Park (20-047) 5 November 22, 2021 Lot Standards and Building Setbacks Lot standards for the I-1 district are as follows: Minimum lot area 1 acre Minimum lot width 100 ft. Minimum lot depth 200 ft. Setbacks Front, from major roadways 100 ft. Front, from all other streets 50 ft. Side 20 ft. Rear 20 ft. Adjacent to residential 50 ft. Maximum Principal Building Height 45 ft. Maximum impervious surface coverage 70% Street A will provide frontage for all lots in the business park. The applicant must dimension building, parking, and drive aisle setbacks on plans to ensure they comply with the above standards. The buildings shown on the concept plan appear to comply with setback standards for the I-1 district. The five proposed lots range in size from 2.8 to 27.3-acres in size and generally exceed the lot area, width and depth requirements for the I-1 district. Access/Streets The Southwest District Design Guidelines indicate that future driveways and other direct access from new developments to State Highway 55 shall not be permitted. Access to the business park would be provided through the Street A frontage road that connects with Pioneer Trail to the west of the site. The Southwest District Design Guidelines show the frontage road extending east to connect with Rolling Hills Road. All proposed lots will have access from Street A. This street is proposed in accordance with the Southwest District Design Guidelines, which states: Driveways and other direct access from new developments to State Highway 55 shall not be permitted. New access roads shall be provided for access to properties that currently front the highway. Street A is approximately 36 ft. wide and has a 66 ft. wide right-of-way. The City Engineer has noted a right-of-way width of at least 60 ft. is anticipated to accommodate the proposed frontage road, but would be evaluated as part of the EAW MnDOT reviewed the plans and noted concerns about traffic at the Highway 55/Pioneer Trail intersection. They recommended that a traffic study be completed. Staff would complete a traffic study as part of the EAW. A copy of their letter is attached. Highway 55 Business Park (20-047) 6 November 22, 2021 The City Engineer anticipates turn lanes into and out of the development will be necessary at the intersection of Pioneer Trail and Street A. A traffic signal was reviewed in 2005 and will be reviewed again for this development in coordination with MnDOT and the City of Medina. Additional offsite impacts will be reviewed as part of the EAW. Overlay Districts There are four wetlands on the site which are regulated by the standards in Section 1050.010, the “Wetland Overlay District.” The site plan does show the development of buildings, drive aisles and stormwater ponds over two of the wetlands. There are no Floodplain or Shoreland Overlay districts on this site. The proposed development is subject to the performance standards in the Southwest District Design Guidelines in Appendix A of the Zoning Ordinance. Buildings/Architecture There are ten buildings shown on the concept plan. The warehouse/office buildings are shown as buildings 1-4 and the mini storage/self storage buildings are shown as buildings A-F. The square footage for each building is as follows: Building Building Footprint (sq. ft.) Building 1 (Lot 1) 25,000 Building 2 (Lot 2) 12,000 Building 3 (Lot 3) 66,000 Building 4 (Lot 4) 100,000 Total Warehouse/Office 203,000 Building A (Lot 5) 24,500 Building B (Lot 5) 24,500 Building C (Lot 5) 100,000 Building D (Lot 5) 100,000 Building E (Lot 5) 88,000 Building F (Lot 5) 42,000 Total Mini Storage/Self Storage 379,000 TOTAL (All Buildings) 582,000 The applicant has not provided detailed elevations for the proposed buildings but has provided photos to represent the architectural style of the buildings. Section 1060.050, Subd. 1(C), provides standards for buildings in non-residential zoning districts. These appear to comply with ordinance standards. Parking The concept plan shows parking and drive aisle for the four warehouse/office buildings on Lots 1 through 4. Loading areas for the buildings on Lots 1-4 are situated between the proposed buildings and Highway 55 Business Park (20-047) 7 November 22, 2021 Street A. No parking is shown for the mini storage/self storage facility on Lot 5. The applicant should describe the plan for parking at the mini storage/self storage facility. If customers are to park in front of their units, plans should show enough separation between buildings that would be adequate for parking in front of a unit and to allow traffic to pass unobstructed. Parking and drive aisles must be setback 50 ft. from all other streets and 10 ft. from the side and rear property lines. The parking and drive aisles appear to comply with this requirement; however, the loading areas on Lots 1-4 appear do not appear to comply with the 50-foot minimum setback. Section 1060.060, Subd. 3(B.9) stipulates that off-street loading areas are prohibited within 300 ft. of residentially zoned or guided property unless they are screened by an intervening building. Loading areas not requiring screening by an intervening building shall be screened from adjacent residentially zoned or guide property by the use of berms, fences, or walls to provide 100% opacity to a height of at least 10 ft. This may impact the loading area on Lots 1 and 2 which appear to be within 300 ft. of residentially zoned properties across proposed Street A to the north. Landscaping No landscaping is depicted on the concept plan. The Southwest District Design Guidelines recommend landscaping should be designed to work with the existing topography of the area, preserving the rolling hills and natural view corridors. The site will also be subject to the landscape standards in Section 1060.070 which requires the following: - One overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. - One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal feet of site perimeter, whichever is greater. - The planting screen shall consist of hardy trees that will provide a minimum of 80% opacity year-round. Planting screens shall contain a mix of overstory and understory planting and a mix of deciduous and coniferous materials. The proposed concept would be required to plant approximately 155 trees and 258 shrubs, based on an estimated site perimeter of 7,725 linear feet. Property lines along the north, northeast and northwest perimeter of the site would also be required to plant screening to buffer from adjacent residential districts. Utilities The site is located in the Metropolitan Urban Service Area (MUSA) and is shown within a future study area for the SW District proposed trunk sanitary sewer system. The I-1 district states that “New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.” The applicant would be requesting a variance to allow development in advance of municipal sanitary sewer and water. The Council must decide whether or not this development is premature without municipal sewer and water. Highway 55 Business Park (20-047) 8 November 22, 2021 If the Council supports development in advance of municipal sewer and water, the applicant will provide wells and septic systems to serve the development. Septic locations are delineated on the concept plan for Lots 1-4. The applicant must obtain preliminary approval of the septic locations from Hennepin County Public Health prior to submittal of a final plat application. Lot 5 is the mini storage / self storage and does not show any septic facilities. However, staff notes that this site is planned for the development of Park Place storage and that site does have septic service. The applicant should provide more information about why well and septic is not required for this site and how fire suppression would be provided. No public utilities are available to the site and the frontage road would be constructed without utilities below ground. The City Engineer recommends a utility corridor be identified on plans to allow for the future installation of utilities without requiring reconstruction of the road. Stormwater The applicant has proposed two stormwater ponds. One pond is located on Lot 5 and the other pond is located on both Lot 2 and Lot 3. As part of a development review plan, the applicant would be required to comply with state, watershed and local stormwater standards. Public Safety Public Safety Committee reviewed the plans and provided initial feedback. The committee noted that firetruck circulation that should be addressed with a circulation map and requested the applicant provide details for fire suppression in buildings with future plans. Environmental Assessment Worksheet (EAW) An EAW is required for the project as the gross square footage of industrial space (582,000 sq. ft.) exceeds the EAW threshold of 300,00 sq. ft. If the Council supports the concept shown by the applicant, City staff would begin work on an EAW for the site. Staff would provide the applicant with a cost estimate and upon receipt of the required escrow would begin the EAW process. No formal development application (preliminary plat, site plan, etc.) may be reviewed until the EAW process is complete. Conclusion The proposed uses are consistent with the planned future land use in this district. The policy question for Council is whether or not the project is premature and should be delated until municipal services are available to the site. Highway 55 Business Park (20-047) 9 November 22, 2021 Development in the MUSA is deemed premature until municipal sanitary sewer and water are available. However, the Council has approved a variance to allow the expansion of the Park Place Storage on County Road 19 and recently approved Garages Too self storage east of this site. The Council has discretion in allowing development in the MUSA without sewer and water and should weigh the impact of allowing development now rather than when infrastructure is available. If the Council indicates support for the application, the next step would be for the applicant to submit applications for: 1. EAW 2. Rezoning, Preliminary Plat, Conditional Use Permit and Variance (for development in advance of municipal services) 3. Final Plat 5. Recommendation Staff recommends that the City Council review and discuss the concept plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Attachments 1. Site Location Map 2. Concept Plan dated October 19, 2021 3. Applicant Narrative dated October 19, 2021 4. City Engineer’s memo dated November 15, 2021 5. Public Safety Memo dated November 16, 2021 6. MnDOT letter dated November 4, 2021 7. Future Land Use Map 8. Zoning Map 9. Southwest District Plan 10. Architectural Images Hennepin County Natural Resources Map Date : 11/11/20 21 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 not suitable 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 = 40 0 feet Le ge nd Wetlands Potential Wetland - H CW I Probable Wetland - HC WI Probable Wetland - NW I PID: 3211923340013Address: 6210 Pioneer Tr, Corcoran 55357 Owner: Landspec Fund 2 Llc Acres: 9.81 ¯ f:\community\radach, joe\temp projects\northmarq\corcoran - pioneer trail\concepts\_corcoran - concept o_211019.dwgSave Date:10/19/211of1 CONCEPT PLAN O LANDSPEC FUND 2, LLC 5229 Minnetoga Terrace Minnetonka, MN 55343REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR10/19/21CORCORAN HWY 55 BUSINESS PARK Corcoran, MinnesotaNOTES Park Place Storage Condominiums Inc. Site Address: Highway 55 and Pioneer Trail, Corcoran, MN October 19, 2021 Park Place Storage Condominiums Inc. has eight facilities around the Twin Cities including the existing Corcoran site on Highway 19. We continually strive to improve the existing facilities while building new improved facilities with added amenities. The proposed parcel is a 27 acre lot at the intersection of Highway 55 and Pioneer Trail along the future North frontage road. The Developer will engineer the site to hook up to utilities when they are available. This proposal is for 6 buildings with an estimated 380,000 square feet of buildings with an estimated $66,000,000 valuation upon completion. The buildings will all face into the property with no exposed garage doors and minimal light at the property boundary. The unit sizes will range from 500- 1800 sf and are owned as a condominium similar to our other locations. The units include heat, water, electrical and WIFI. The site is gated, fenced with video security around the entire property with an option for security in the unit as well. There will not be any Residential or outside storage available on the property. The entire property is covered by a “dry” fire sprinkler system. This facility will also have an indoor RV wash station for owners use only. We believe the very low impact of our use combined with excellent project screening makes this an ideal project for the City of Corcoran. We would like to thank you for the last 20+ years and look forward to the next 20+ years and thank you for the consideration of our project. Paul Jorgensen President Park Place Storage Condominiums Inc. 952-250-2163 Memo To:Kevin Mattson, PE, Public Works Director From:Kent Torve, City Engineer Steve Hegland, PE Project:Hwy 55 Business Park Concept Date:November 15, 2021 Exhibits: This Memorandum is based on a review of the following documents: 1. Concept Plan O, prepared by Carlson McCain, 10/19/21. 2. Concept Plan O Neighborhood Context Plan, prepared by Carlson McCain, 10/19/21. 3. Project Development Narrative, New Warehouse/Storage Facility 22400 State Highway 55, Dated 01/13/21. Comments: General: 1. Comments provided are high level comments based on the concept plan schematic provided. Additional comments should be anticipated on future submittals on the details of the development. 2. In addition to engineering related comments per these plans, the proposed plans are subject to additional planning, zoning, public safety, and all other applicable codes and standards of the City of Corcoran. 3. The development plan will require an Environmental Assessment Worksheet (EAW) or potentially Alternative Urban Area-Wide Review (AUAR) to be completed by the City. A previous AUAR was completed by the City in 2005. If the project were to proceed, the full scope of the environmental review will be determined. The EAW/AUAR process includes study of infrastructure components typical of a City Feasibility Study for developments. Plat: 1. Plans shall show all drainage and utility easements and meet all platting requirements per the City Code. Drainage and utility easements shall be provided as standard per City requirements. 2. Easements should be provided over all infrastructure or swales used for the conveyance and treatment of stormwater. 3. Easements should be provided over any/all public infrastructure if applicable. 4. Any existing easements should be provided to the City for review. Easement vacation requires a separate City process. November 15, 2021 Hwy 55 Concept Kevin Mattson Page 2 of 3 Transportation 1. It anticipated that Street A will be a public roadway which would ultimately extend to Rolling Hills Road. 2. The ROW width shall be further determined but is anticipated to be at least 60’. 3. It is anticipated that turn lanes into and out of the development will be necessary at Pioneer Trail and Street A. Additional offsite impacts and mitigation measures will be reviewed with the EAW/AUAR. A traffic signal was reviewed in 2005 and will be reviewed with this development in coordination with MnDOT and Medina. 4. The proposed roadway connects to Pioneer Trail which is identified as a collector roadway on the Corcoran Comprehensive Plan and is a designated State Aid Route. 5. In accordance with code all parking areas shall have perimeter curbing and paved parking. 6. Fire access and emergency access to the site should be reviewed by Public Safety. 7. The extension of Street A to the east should be considered by the City with the proposed development. 8. The traffic study should be performed with the EAW/AUAR to determine impacts on the roadway system and what if any improvements may be necessary. The following intersections are anticipated to be studied at a minimum; a. Hwy 55 and Rolling Hills Road b. Hwy 55 and Pioneer Trail c. Hwy 55 and County Road 19 d. Hwy 55 and Town Line Road e. Rolling Hills Road and Horseshoe Trail f. County Road 19 and Pioneer Trail 9. All streets and infrastructure shall be constructed to City standards. Grading /Stormwater 1. A stormwater management plan shall be provided to confirm that stormwater management is in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 2. Preparation of an erosion control plan of and compliance with an NPDES SWPPP shall be required for construction. 3. The City’s Stormwater Guidelines shall be used for stormwater systems and modeling. 4. The WMO typically requires that the model P8 or a similar calculation to demonstrate that the site meets the total phosphorous and total suspended solids reduction standards for all treatment practices. 5. Provide a hydraulic stormwater model to ensure that the proposed development meets all required rate control standards and does not adversely impact surrounding properties. 6. Drainage from the site appears to primarily discharge to the north/northwest to Jubert Lake and south across Hwy 55. Small portions of the site discharge to the southeast and November 15, 2021 Hwy 55 Concept Kevin Mattson Page 3 of 3 northeast as well. Grading on the site should be in such a manner as to control runoff from the site and water shall not be discharged at a higher flowrate onto any portion of an adjacent property than which discharged during the existing conditions. 7. The majority of the site drains onto private property to the north towards Jubert Lake. The stormwater management plan should ensure no impacts onto adjacent properties and may require analysis downstream. Property considerations for drainage management will be coordinated with the City as the project moves forward. 8. The City will review the project’s ability to limit discharge to the northeast if it is feasible within the overall development framework. 9. If filtration is required for the site to meet WMO requirements, the City strongly prefers a NURP pond with filter bench (offset to one side of the pond) be used. Water/Sewer 1. The applicant shows concept septic sites for Lots 1-4. It is assumed that no sewer or domestic water will be required for the storage facility in Lot 5. 2. Public Safety should review the need for any current or future fire protection within the property. 3. Installation of sewer and water utilities through the development for future connection to the City system shall be considered with the development. If utilities are not installed at the time of the initial development, a utility corridor should be identified and preserved with easements to ensure utilities can be installed in the future without requiring the reconstruction of the roadway. 4. Septic sewer is reviewed and approved by Hennepin County. End of Comments Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis) From: Director Gottschalk Date: November 16, 2021 Re: City File 21-047 Corcoran Hwy 55 Business Park A Public Safety plan review meeting was held on 11/10/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Malewicki, and Construction Services Specialist Pritchard. The comments below are based on the concept plans dated October 19, 2021 and are intended as initial feedback as further plan review will need to be completed as construction plans are available. 1. The parking lots for Lots 3 and 4 should be designed to allow for fire truck circulation around the buildings. 2. Fire truck circulation within the lot for Park Place Storage will need to be addressed with a circulation map. The applicant should keep in mind that the 90-degree corners as depicted in the concept plan are very difficult for emergency vehicles to navigate, so the buildings may need to be shorter than what is currently shown. The applicant may want to consider splitting up larger buildings to allow for better circulation. Additionally, there will need to be passable lanes to accommodate two-way traffic. 3. The Public Safety team would like a better understanding of any plans to sprinkle the proposed storage buildings. A fire sprinkler system will need water storage tanks and the stormwater pond cannot be used for fire suppression. Firewalls could reduce the need for a sprinkler system. Metropolitan District Waters Edge Building 1500 County Road B2 West Roseville, MN 55113 An equal opportunity employer MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 November 4, 2021 Natalie Davis McKeown Planner City of Corcoran 8200 County Road 116 Corcoran, MN 55340 SUBJECT: MnDOT Review # P21-051 Park Place Storage Condominiums-Corcoran NE Quad MN 55 & Pioneer Trail Corcoran, Hennepin County Dear Ms. McKeown: Thank you for the opportunity to review the plans for Park Place Storage Condominiums- Corcoran. MnDOT has reviewed the documents and has the following comments: Traffic: This proposed development, in conjunction with another in the SW quadrant of TH55 and Pioneer Trail, will add more traffic to an already busy intersection. In particular, heavy commercial traffic may struggle to find acceptable gaps to enter the highway from Pioneer Trail during peak periods. The City should consider a traffic study to evaluate the need for other traffic control at the intersection of MN 55 and Pioneer Trail. For questions regarding these comments, contact Eric Lauer-Hunt, West Area Traffic, at eric.lauer-hunt@state.mn.us or 651-234-7875. Water Resources: A MnDOT drainage permit will be required to ensure that current drainage rates to MnDOT right- of-way will not be increased. The drainage permit application, including the information below, should be submitted online to: https://dotapp7.dot.state.mn.us/OLPA/ The following information must be submitted with the drainage permit application: 1) A grading plan showing existing and proposed contours. 2) Drainage area maps for the proposed project showing existing and proposed drainage areas. Any off-site areas that drain to the project area should also be included in the drainage area maps. The direction of flow for each drainage area must be indicated by arrows. MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 3) Drainage computations for pre and post construction conditions during the 2, 10, 50 and 100 year rain events. 4) Time of concentration calculations. 5) An electronic copy of any computer modeling used for the drainage computations. 6) See also the attached Drainage Permits Checklist for more information. Once a drainage permit application is submitted, a thorough review will be completed and additional information may be requested. Please direct questions concerning drainage issues to Jason Swenson (651-234-7539) or Jason.Swenson@state.mn.us of MnDOT’s Water Resources section. Permits: In addition to the Drainage permit mentioned above, an access permit will be required. Additionally, any use of, or work within or affecting, MnDOT right of way will require a permit. Permits can be applied for at this site: https://olpa.dot.state.mn.us/OLPA/. Please upload a copy of this letter when applying for any permits. Please direct questions regarding permit requirements to Buck Craig of MnDOT’s Metro Permits Section at 651-775-0405 or Buck.Craig@state.mn.us. Review Submittal Options MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received electronically can be processed more rapidly. Do not submit files via a cloud service or SharePoint link. In order of preference, review materials may be submitted as: 1. Email documents and plans in PDF format to metrodevreviews.dot@state.mn.us. Attachments may not exceed 20 megabytes per email. Documents can be zipped as well. If multiple emails are necessary, number each message. 2. PDF file(s) uploaded to MnDOT’s external shared internet workspace site at: https://mft.dot.state.mn.usmetrodevreviews.dot@state.mn.us. Contact MnDOT Planning development review staff at for uploading instructions, and send an email listing the file name(s) after the document(s) has/have been uploaded. If you have any questions concerning this review, please contact me at (651) 234-7797. Sincerely, Cameron Muhic Senior Planner Copy sent via E-Mail: MnDOT Metropolitan District, Waters Edge Building, 1500 County Road B2 West, Roseville, MN 55113 Buck Craig, Permits Lance Schowalter, Design Jason Swenson, Water Resources Eric Lauer-Hunt, Traffic Brandon Nelson, Surveys Andrew Lutaya, Area Engineer Doug Nelson, Right-of-Way Jason Junge, Transit Mackenzie Turner Bargen, Multimodal Jesse Thornsen, Multimodal Russell Owen, Metropolitan Council CityofGreenfieldCityofMapleGroveCityofMedinaCityofRogersBechtoldRdPioneerTrlTrailHavenRdCountyRoad116CountyRoad30SchutteRdOakdale DrCountyRoad10HorseshoeTrlCountyRoad50LarsenRdWillowDrHunterRdCountyRoad19HomesteadTrlCainRdRollingHillsRdCountryRdMohawkDrLarkinRdFoxlineDrStrehler RdDasselLnOld Settlers RdStiegRdKalkRdMeisterRdMapleHillRd93rdAveNTessmerRdBlueBonnetDrJubertLn10501930116101117BrocktonLnN109thAveN10155HackamoreRdMorinLakeScottLakeJubertLakeGooseLakeCookLakeRushCreekRushCreekSouthForkRushCreekSouthForkRushCreekThemethodandtimingofregional wastewater service tobe determined through future study.6/21/20226/21/20221/25/20261/25/20261/22/20236/21/20224/28/20211/22/20235/26/20201/22/20201/21/20215/26/202010/202012/13/224/27/20224/27/20224/22/20203,000 0 3,0001,500FeetPath: L:\2294\100\2040CompPlan\2040 Future Land Use.mxdDate: 8/7/2019 Time: 8:03:42 AM User: ShuJC024351 !!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!!!!!!!! ! !!! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!! ! ! !!! ! ! ! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! ! ! !! ! ! ! ! !!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!! !!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!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 Image #1: Representative image of the proposed office/warehouse buildings.Image #2: Representative image of the proposed office/warehouse buildings. Image #3: Representative image of the proposed office/warehouse buildings.Image #4: Representative image of the proposed mini storage/self storage buildings. 10.29.2021 Highway 55 Business Park Concept Plan • Corcoran, MN Architectural Images From:Jessica Beise To:Michelle Friedrich Subject:Fwd: Concern with Pulte New Development in Ravinia Date:Monday, November 22, 2021 12:56:20 PM Attachments:Pulte_Praposed.pdf Get Outlook for iOS From: Sweta Prasad <sweetap175@gmail.com> Sent: Saturday, November 20, 2021 2:35:03 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov> Cc: SATYANARAYAN PRASAD <snprasad2005@gmail.com> Subject: Concern with Pulte New Development in Ravinia Dear Council Members, I and Satya Prasad, are the residents of Ravinia Community at 63rd Ave N. Our home is highlighted in red (please refer to the attachment). We are glad that our city has very transparent council members to whom we can always reach out and express our any concern. We are excited that Corcoran is growing but at the same time we are concerned by the rezoning and increase in traffic due to Pulte's new proposed construction plan. As you might be aware , the construction work in our area finally completed last spring, giving our kids and neighbors relief so they could step outside safely. Based on the attached Pulte construction plan, Pulte would be extendending and using the 63rd Ave N road for new homes construction, which will increase traffic for the existing neighborhood. This would push us to stay inside until new constructions are complete as a huge number of construction vehicles will be on the 63rd Ave N road. During such times, construction workers would usually block our driveways and it would be hard for us to complain as it's not a Lennar project. Hence , requesting you to make arrangements to use alternative routes for construction vehicles (parallel highlighted red arrow is an existing road that might be used). Since it's not a Lennar project , shouldn't Pulte have a separate entry and exit road? We hope our concerns are valid and considered, and have separate entry/ exit roads for Pulte residents. Please reach out if you would like to talk more on this. Thank you ! Sweta Prasad Satya Prasad 19127 63rd Ave N , Corcoran. 612-597-4944. From:Jessica Beise To:Michelle Friedrich Subject:Fwd: Nearby Development Proposal - Concerns Date:Monday, November 22, 2021 12:57:03 PM Get Outlook for iOS From: Rohit Tripathi <rohit.tripathi239@gmail.com> Sent: Saturday, November 20, 2021 2:27:54 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov> Subject: Nearby Development Proposal - Concerns Hi Jeremy/Tom, My name is Rohit Tripathi and I am writing this email on behalf of myself and my wife - Chitranshi Mishra. We both live at 6357 Larkspur Ln, Corcoran, MN 55340. I recently came to know about a nearby development proposal and I have few concerns regarding the same. My concerns are : 1) Since the proposal includes a mix of townhomes and single family homes and smaller lot sizes, this will create high density in the area, including increased traffic and possible rezoning. Rezoning might also affect the real estate prices in the area. 2) There will also be high construction traffic for well over a year which will disturb our commute to and from Ravinia. I propose these suggestions regarding my concerns : 1) Proposal should only include single family homes and land should remain zoned as RSF-2, a low density, single family home district. 2) Provide separate entry/exit for all construction traffic and avoid using 63rd and Larkspur. We are writing this email with hope that these concerns will be discussed in the council meeting on 11/22. Thanks Rohit From:Jessica Beise To:Michelle Friedrich Subject:Fwd: Initial Comments: Proposed Pulte Development Date:Monday, November 22, 2021 12:57:21 PM Attachments:image002.png Get Outlook for iOS From: Jessica Beise <jbeise@corcoranmn.gov> Sent: Monday, November 22, 2021 6:19:04 AM To: kahowlett2@gmail.com <kahowlett2@gmail.com> Subject: Re: Initial Comments: Proposed Pulte Development Kathy, Thank you for your email and comments. Comments provided will be included in the materials Council reviews regarding the project. I’d note that the electronic packet has been posted but these will be added to the City’s record for meeting material. If you have any questions please let me know. Thanks, Jessica Beise Administrative Services Director City of Corcoran 763-400-7029 Get Outlook for iOS From: kahowlett2@gmail.com <kahowlett2@gmail.com> Sent: Saturday, November 20, 2021 12:38:10 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov> Subject: Initial Comments: Proposed Pulte Development Hi, I am a resident of the Ravinia development and my home backs up to the large pond and tree line that separates the proposed development from Ravinia, specifically the northwest corner of the proposed Pulte development. I have a few comments / concerns that I would like to share. I would like to see any future development to remain single family homes. I don’t support rezoning the land to allow for the building of the townhomes. I am concerned about the potential negative impact they would have on property values. I noticed that there are comments in the proposal to keep most of the trees to the west, but I also noticed that there are plans to remove many of the trees to the north. Why is that? Will there be plans to replace the trees? In the summer, those trees completely hide the existing home from my home. In the fall, they put on a beautiful show of colors! (I’ve included a picture with the area I am concerned about highlighted in the red box.) I believe the proposal also included planting some evergreens on the western edge, is it possible to ask that the developer also plant evergreens on the northern edge? I am concerned about the increased traffic on both 101 and Hackamore. But, I also know it is inevitable that the land will be developed. Thank you, Kathy Howlett 19247 Bridle Path Corcoran, MN 55340 From:Jessica Beise To:Michelle Friedrich Subject:Fwd: Concerns regarding proposed Pulte project Date:Monday, November 22, 2021 12:57:57 PM Get Outlook for iOS From: meenakshi jakhar <meenakshi.jakhar@gmail.com> Sent: Friday, November 19, 2021 9:54:35 AM To: Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Jeremy Nichols <jnichols@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov> Subject: Concerns regarding proposed Pulte project Dear Council Members, I am a resident of 19139, 63rd Ave N (Ravinia), Corcoran. It has come to my knowledge that Pulte is proposing a development plan at SE corner of Ravinia. I am currently located at this corner and hence this new development directly impacts my home (it directly faces my backyard). I want to register my strong disagreement with the proposal of rezoning the land. My disagreement is based on below pointers: 1) The rezoning to smaller lot sizes and townhomes will add significantly to the traffic and population density of the area. 2) When we made a decision to buy our house here, we took under consideration all the factors including the zoning and prospective development towards our backyard. We were informed to expect only single family housing in future. This rezoning makes us feel deceited. 3) The townhomes will also impact the property prospects in future. Hoping the council members will keep the resident concerns in mind while making a decision. Best regards, Meenakshi 19139, 63rd Ave N Ravinia, Corcoran From:Jessica Beise To:Michelle Friedrich Subject:Fwd: Pulte development proposal on SE corner of Ravinia Date:Monday, November 22, 2021 12:58:18 PM Get Outlook for iOS From: Cynthia Wilson <wilsonc54@gmail.com> Sent: Thursday, November 18, 2021 9:01:16 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; dvenhrenkamp@corcoranmn.gov <dvenhrenkamp@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov>; Mike Wilson <mlwilson004@gmail.com> Subject: Pulte development proposal on SE corner of Ravinia We are new home owners in the Ravinia neighborhood. We chose this location due to the wetlands, ponds, hills and trees. I just read about the Pulte proposal asking for rezoning of the SE corner of Ravinia to accommodate townhomes as well as single family homes. We would not be in support of changing the zoning as I am concerned about the density of homes and increased traffic. I have observed the increase in traffic and noise as a result of the large number of townhomes and apartments on Bass Lake Road and Hwy 101. We would definitely be opposed to changing the zoning to allow townhomes in this parcel on land. Thank you for your time and thoughtful planning of development for the residents in the Corcoran community. Sincerely. Cynthia & Michael Wilson 6759 Black Oak Lane Corcoran, MN 55340 From:Jessica Beise To:Michelle Friedrich Subject:Fwd: Concerns with new Pulte development on Hackamore Date:Monday, November 22, 2021 12:58:30 PM Attachments:image.png Get Outlook for iOS From: Divya Singh <er.divyasingh.mech@gmail.com> Sent: Thursday, November 18, 2021 5:18:47 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoranmn.gov> Cc: Jessica Beise <jbeise@corcoranmn.gov>; Gaurav Singh <gauravmca2007@gmail.com> Subject: Concerns with new Pulte development on Hackamore Hello Council Members, We (Gaurav and I) are the residents of Ravinia Community and are on 63rd & Larkspur, hence directly impacted by the new Pulte construction that is being proposed to the city. We are excited that Corcoran is growing but equally concerned by the rezoning request by Pulte. We are glad that our city has transparent council members to whom we can reach out and express our concerns. Please see them listed below and excuse my layman language: 1. We made Corcoran our home to live near beautiful landscape, bigger lots and bounty of wetlands. Since Pulte would be using the existing roads on 63rd Ave and Larkspur, rezoning the land to town-homes would create quite a dense backyard and would not blend well with the existing neighborhood. We welcome the idea of single-family homes as that would keep the original feel and look of the neighborhood alive even though the lot sizes are much smaller. Increasing the density of the city needs better infra (traffic control and better roads). We request you to deny the rezoning plan. 2. The construction work in our lane finally completed last spring, giving our kids and neighborhood kids relief so they could step outside safely. If you look at the map, our home is circled RED. Since they are extending 63rd Ave with 6 new homes and Larkspur on the other side, we would be bound to stay home until construction is done which could be more than a year(see blue lines). There is always an influx of huge construction vehicles on the road. During such instances, construction workers usually block our driveways and it would be difficult for us to complain as it's not a Lennar project. Our request is to use alternative routes for construction vehicles (black arrow is an existing road that might be used). 3. Being a separate builder, shouldn't Pulte plan a separate entry and exit for their lots (6 new homes on 63rd Ave are very weird as they dont have any other entry/exit)? It feels like having uninvited/unplanned guests over. If this could be addressed then concern #2 would be automatically resolved. I hope our concerns are valid and considered upon. Please reach out if you would like to talk more on this. Thanks, Divya and Gaurav Singh 19151 63rd Ave N 612-254-3499 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: 8c. TO: FROM: DATE: RE: Corcoran City Council Kevin Shay through Kendra Lindahl, Landform November 17, 2021 for the November 22, 2021 City Council Meeting Concept Plan for Pulte Hackamore Properties (city file 21-048) 1.Description of Request The applicant, Pulte Homes, is requesting an opportunity to appear before the City Council to solicit informal comments on a sketch plan for a proposed subdivision. The proposal includes the properties at 19200 Hackamore Road, 19210 Hackamore Road, 19220 Hackamore Road, 6235 County Road 101 and 6301 County Road 101. The proposal includes 127-129 units (82 townhome lots and 45-47 single family lots). 2.Context The site is a total of 32.38 acres with the five existing single family lots. Each of the existing lots has a single family home. Zoning and Land Use All of the parcels included in the site are guided Low Density Residential in the Comprehensive Plan and are zoned RSF-2 (Single Family Residential 2). Surrounding Properties The property to the east is located in the City of Maple Grove and is used for single family residential. The property to the south is located in the City of Medina and is used for large lot residential. The properties to the west and north are part of the Ravinia development and are guided Low Density Residential and zoned PUD (Planned Unit Development). Natural Characteristics of the Site There are natural plant communities on the site identified as a wet prairie on the Natural Resource Inventory Areas Map in the Comprehensive Plan. Further, multiple wetlands are shown on Hennepin County’s Natural Resources Map and on the concept submitted by the applicant. Pulte Hackamore Sketch Plan (21-048) 2 November 22, 2021 3. ANALYSIS: Sketch Plan The sketch plan process provides an opportunity for the applicant to get information from the City that can be incorporated into a formal development application. The next steps would be: 1. Application for Rezoning, Preliminary PUD Development Plan and Preliminary Plat 2. Application for Final PUD Development Plan and Final Plat (and development contract) Rezoning The project as proposed would require a zoning map amendment for the property to be rezoned from RSF-2 (Single Family Residential 2) to PUD (Planned Unit Development). The City has a relatively high level of discretion in in approving or denying a rezoning application. The proposed zoning must be consistent with the comprehensive plan. The zoning ordinance and zoning map are the enforcement tools used to implement the goals and standards set by the comprehensive plan. Proposed PUD Uses The applicant has proposed townhomes in this development, which are not be allowed within the RSF- 2 zoning district. However, Section 1040.140 of the zoning ordinance states that the purpose of the PUD zoning is to allow for mixing of land uses that couldn’t otherwise be accomplished through the standard zoning regulations. Sketch Plan The applicant’s sketch plan shows 45-47 single family homes (2 of the homes are located in outlots of the Ravinia development and depend on the purchase of the land) and 82 townhomes for a total of 127-129 units. The single family homes are concentrated on the perimeter of the site to provide a transition from the existing single family homes in the Ravinia development and the townhomes located in the center and southeast areas of the concept plan. The sketch plan shows a gross density of 3.92 to 3.98 units per acre. This complies with the Low Density Residential land use category requirement of 3-5 units per acre. The City applies this density evaluation on a parcel-by-parcel basis (3-5 units per acre for low density). When the City updates its comprehensive plan, the Metropolitan Council requires the City to show that they will provide a minimum of three units per net acre on average across all residential districts in the city's MUSA. The formula used by the Metropolitan Council shows that following the land use classifications in the adopted 2040 plan will result in slightly more than three units per acre. In order to monitor compliance with this goal, the Metropolitan Council plat monitoring program requires cities to ensure that each plat is in compliance with the density range for the adopted land use and provide an annual report. Regardless of housing type, development on this parcel must comply with the adopted density range. Pulte Hackamore Sketch Plan (21-048) 3 November 22, 2021 Setbacks As part of a PUD, the developer can request flexibility from the zoning district standards. We do not have all of the development details at the concept plan, but the table below compares the request to the standard zoning based on the current information: Proposed RSF-2 (single family) Minimum lot area 6,926 sq. ft. 11,000 sq. ft. Minimum lot width 50-feet 80 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 50 feet 100 feet Front, From all other streets 25 feet home/20 feet porch 20 feet Side 15 feet between homes 10 feet/5 feet garage Rear 25 feet 30 feet Maximum Principal Building Height unknown 35 feet Proposed RMF-1 (townhomes) Minimum lot area unknown 5,400 sq. ft. per unit Minimum lot width 50-feet None Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet 100 feet Front, From all other streets 25 feet 25 feet Side** 10 feet 10 feet Rear 40 feet rear to rear 25 feet Maximum Principal Building Height unknown 35 feet Staff notes that the code requires a 100-foot setback from County Road 101. The 100-foot setback from major roadways is intended to maintain green corridors throughout the City. The ordinance allows a structure setback reduction to 60 feet if significant additional landscaping is provided adjacent to the roadway. Utilities Water and Sewer utilities are available from the adjacent development. Transportation The plans show a 60-foot street right-of-way with a 30-foot-wide street for the single family portion of the project which is consistent with the public street standards. The plans show a 30-foot-wide private street for the townhome portion of the project. The City does not have a private street standard. Pulte Hackamore Sketch Plan (21-048) 4 November 22, 2021 The city engineer has noted that a feasibility study would be conducted as part of this project and that turn lanes will be required on Hackamore. The County is the permitting agency for County Road 101 should any emergency access be required from the cul-de-sac to County Road 101. Stormwater The sketch plan shows several stormwater ponds. Stormwater appears to be manageable without off- site improvements. Public Safety The public safety committee has reviewed the proposal and provided comments. The applicant should review all of the public safety comments and incorporate them into the plans if the project proceeds. Wetlands There are a number of wetlands on site. The applicant must submit a wetland delineation for review and approval by the City as the LGU (Local Government Unit) for the WCA (Wetland Conservation Act). If wetland impacts are proposed additional applications for mitigation would be required. The applicant must comply with the wetland buffer and setback requirements in Section 1050.010 of the Zoning Ordinance. Landscaping No landscape plan was provided with the concept plan, but staff notes that a well-designed landscape is an important part of this project as indicated by the additional plantings mentioned in the applicant’s narrative. We will review the landscape plan with the development plan submittal for compliance with the ordinance standards. The developer may wish to provide an upgraded landscape plan as one of the PUD benefits. The City does not have a tree preservation ordinance, but the applicant has shown preservation of the trees in the northwest portion of the site to provide a transition to the existing homes in Ravinia. Parks and Trails The Park and Trail map in Comprehensive Plan shows an on-road trail on County Road 101 and Hackamore Road, which could be accommodated within the additional right-of-way or within additional easements. The trail along County Road 101 should be shown on plans with a formal application. The Code requires 5-foot-wide sidewalks on one side of all public streets and the plans should be revised to show the sidewalk on the northwest cul-de-sac. The Parks and Trails plan does not show any parks in the area of this project. However, the concept plan shows a 0.25-acre tot lot in the center of the project. Park dedication for this project would be Pulte Hackamore Sketch Plan (21-048) 5 November 22, 2021 reviewed by the Parks Commission with the preliminary plat application, but would likely be cash-in-lieu of land with credit given for dedication of public park land and public trail easements. The City should accept park dedication in the form of land where shown on the maps, unless it is decided that a new park in this location is desired. The City may accept cash-in-lieu of land for park dedication requirements. 4. RECOMMENDATION: Staff recommends that the City Council review and discuss the sketch plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. The City did receive some written comments on the proposal. All resident comments received before noon on November 17th were included as attachments. Attachments 1. Site Location Map 2. City Engineer’s Memo dated November 14, 2021 3. Public Safety Memo dated November 10, 2021 4. Applicant Narrative dated October 20, 2021 5. Sketch Plan dated October 20, 2021 6. Building Examples dated October 20, 2021 7. Official Zoning Map 8. 2040 Future Land Use 9. Parks and Trails Plan 10. Natural Resource Inventory 11. Resident Comments Hennepin County Property Map Date: 11/17/2021 Comments: 1 inch = 400 feet PARCEL ID: 3611923440008 OWNER NAME: Jtc Llc Et Al PARCEL ADDRESS: 6301 Co Rd No 101, Corcoran MN 55340 PARCEL AREA: 5.2 acres, 226,305 sq ft A-T-B: Abstract SALE PRICE: $663,000 SALE DATA: 09/2014 SALE CODE: Excluded From Ratio Studies ASSESSED 2020, PAYABLE 2021 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $469,000 TAX TOTAL: $6,447.52 ASSESSED 2021, PAYABLE 2022 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $476,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2021 Memo To:Kevin Mattson, PE, Public Works Director From:Kent Torve, PE, City Engineer Project:Pulte Hackamore Concept Date:November 14, 2021 Exhibits: This Memorandum is based on a review of the Pulte Hackamore Site concept plan, and the area was previously studied for Eagle Brook Church application. 1. Concept Plan 10/19/2021, Hackamore Site by Sathre Berquist, 10-19-2021. a. Project shows 132 Units of townhomes and single family. Comments: General: 1. Comments provided are high level comments based on the concept plan schematic provided. Additional comments should be anticipated on future submittals on the details of the development. 2. In addition to engineering related comments per these plans, the proposed plans are subject to additional planning, zoning, public safety, and all other applicable codes and standards of the City of Corcoran, NPDES, WMO, Hennepin County, etc. 3. A feasibility study would be conducted for traffic impacts. The feasibility for this concept is of limited scope since sewer, water and stormwater are manageable for the site. Plat: 1. The applicant shall show all drainage and utility easements and all platting requirements are met per the City Code. Drainage and utility easements shall be provided per City requirements. 2. Easements should be provided over all infrastructure used for the conveyance and treatment of stormwater. 3. Easements should be provided over any/all public infrastructure as applicable. 4. All existing easements should be provided to the City for review. Vacation of existing easements currently in place requires a City process and should be identified in the project schedule. 5. Concept notes two single family lots are in Oultot C & E of Ravinia 11th Addition. 6. Townhome street are assumed private with public utilities and coordination with City is required. November 2021 Pulte Hackamore Concept Kevin Mattson Page 2 of 2 Transportation 1. Turn lanes will be required on Hackamore. 2. County is permitting agency for CSAH 101 if any emergency access from the northeast cul de sac is required by Public Safety. 3. A feasibility study would be conducted for traffic impacts, and Hackamore road is anticipated to be improved and this development would be coordinated with the project. Stormwater 1. Stormwater management is manageable for development. 2. A stormwater management plan shall be provided to confirm that stormwater management is in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 3. The City’s Stormwater Guidelines shall be used for stormwater systems and modeling. 4. If filtration is required by WMO for the site, the City strongly prefers a NURP pond with filter bench (offset to one side of the pond) be used with adequate maintenance access. 5. Incorporate any turn lane, trail and Hackamore drainage into the site’s SWMP and WMO permitting. 6. A plastic weir exists on north edge of development and is required to be replaced as directed by City. Water 1. Looping of watermain on northwest and northeast cul de sacs would be required. Sewer 1. Sewer service is available through the Ravinia development. Trail 1. Trail (easement, ROW and potentially construction) adjacent to Hackamore Road shall be incorporated into the project. 2. Trail route along CSAH 101 shall also be incorporated. Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis) From: Director Gottschalk Date: November 16, 2021 Re: City File 21-048 Pulte Hackamore Sketch Plan A Public Safety plan review meeting was held on 11/10/2021. In attendance were: Director of Public Safety Gottschalk, Lieutenant Ryan Burns, Planner Davis, Fire Chief Feist, Fire Chief Malewicki, and Construction Services Specialist Pritchard. The comments below are based on the concept plan submitted October 19, 2021 and are intended as initial feedback as further plan review will need to be completed as additional plans become available. 1. There are some concerns for fire access particularly on the southeast portion of the site where there is a row of townhomes placed in front of a pond. Detailed plans will be required. 2. The southern road stub cannot exceed 150’ without a turnaround or hammerhead. 3. The applicant should keep in mind that the townhomes may be required to have a sprinkler system. 1 “Building Incredible Places Where People Can Live Their Dreams.” Hackamore Properties APPLICATION FOR: Site Plan Review CORCORAN, MINNESOTA October 19, 2021 Introduction Pulte Homes of Minnesota, LLC (“Pulte”) is pleased to be submitting this application. Our company mission statement is “Building Incredible Places Where People Can Live Their Dreams.” We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. The office for Pulte’s Minnesota Division is in Eden Prairie. We will sell and build approximately 600 to 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 contact for Pulte is Paul Heuer, Director of Land Planning & Entitlement. Paul’s contact information has been provided to City staff. The owners of the properties are: Robert and Beth Schnell 11907 Wayzata Boulevard Suite 300 Wayzata, MN 55391 Phone: (612) 669-7159 Email: bschnell@centeragency.com JTC, LLC 8401 Xene Lane North Maple Grove, Minnesota 55311 Attn: James Casey Phone: 612-247-9888 Email: suecasey@comcast.net Homeland Investments LLC 19220 Hackamore Road Corcoran, Minnesota 55340 Phone: 612-388-8753 Email: jackieh30@msn.com Gregory and Jackie Hoglund 19220 Hackamore Road Corcoran, MN 55340 2 Phone: 612-388-8753 Email: jackieh30@msn.com The civil engineer and surveyor are: Sathre-Bergquist Attn: Bob Molstad 150 South Broadway Wayzata, MN 55391 (952) 476-6000 molstad@sathre.com The Property Addresses 19200, 19210, and 19220 Hackamore Road 6235 and 6301 County Road 101 N Legal Descriptions County of Hennepin, State of Minnesota, and is described as follows: The North 310.00 feet of the South 1010.00 feet of East 780.00 feet of Southeast Quarter of the Southeast Quarter of Section 36, Township 119, Range 23, Hennepin County, Minnesota. Abstract Property County of Hennepin, State of Minnesota, and is described as follows: The East 874.5 feet of the North 300 feet of the South 700 feet of Southeast 1/4 of the Southeast 1/4 of Section 36, Township 119, Range 23. Abstract Property County of Hennepin, State of Minnesota, and is described as follows: The East 874.5 feet of the South 400 feet of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) of Section 36, Township 119, Range 23, West of the 5th Principal Meridian according to the U.S. Government Survey thereof, Hennepin County, Minnesota. Abstract Property County of Hennepin, State of Minnesota, and is described as follows: That part of the Southeast 1/4 of the Southeast 1/4 of Section 36, Township 119 North, Range 23, West of the Fifth Principal Meridian, lying West of the East 780 feet thereof and which lies North of the South 700 feet thereof, according to the U.S. Government Survey thereof, Hennepin County Minnesota. Together with easements over the West 30 feet of the East 889.5 feet of the South 700 feet of the Southeast 1/4 of the Southeast 1/4 of Section 36, Township 119, Range 23 and the North 30 feet of the South 1025 feet of the East 780 feet of the Southeast 1/4 of the Southeast 1/4 of Section 36, Township 119, Range 23. Abstract Property County of Hennepin, State of Minnesota, and is described as follows: The South 700 feet of that part of the Southeast 1/4 of the Southeast 1/4 of Section 36, Township 119 North, Range 23, West of the 5th Principal Meridian, lying Westerly of the East 874.5 feet thereof, Hennepin County, Minnesota. 3 Property Identification Numbers 36-119-23-44-0013 36-119-23-44-0009 36-119-23-44-0008 36-119-23-44-0010 36-119-23-44-0014 Neighborhood Design Development applications must find a way to “thread the needle” by satisfying a market demand as well as City requirements. From the standpoint of market demand, the location of a property and it’s characteristics drive what each property “wants to be.” Two primary property characteristics determine the market demand for this property: 1. Wayzata Public Schools – This is a highly sought-after school district. The reputation of this district has pushed land and home prices within the district to higher levels than found in other school districts. Even in the last few years, home prices have increased significantly and it has become increasingly difficult for young families to afford a new home in the school district. 2. 101/Hackamore intersection – CSAH 101 currently carries around 10,000 vehicles per day at this location. In 2040, it is estimated that this section of road will carry 16,200 vehicles per day. In 2040, it is estimated that Hackamore will carry 4,700 vehicles per day. High traffic intersections such as this one tends to guide adjacent used to be of higher intensity for many reasons. For instance, the buyers of large luxury single family homes are less tolerant of living next to noisy, high traffic intersections. The above characteristics guided the preparation of the site plan that was submitted. Closest to the high traffic intersection, we have placed two-story townhomes. Between the townhomes and existing single-family homes to the north and west, we have placed single-family homes with two-car garages. These land uses provide for a gradual transition from higher intensive to lower intensive uses as we move away from the busy intersection. From our market research, we have determined that these two new housing types will be successful in this location. It should be noted that the existing single-family homes in the NE corner (on 63rd Avenue N) have two-car garages as well. Values of the new homes will be comparable to the existing adjacent homes. Along the west boundary of the subject property, existing single-family homes have three-car garages. We have closely studied this housing transition and have devised an extraordinary buffer between the existing homes and the new homes consisting of: 1. Additional buffer space - We have purposely left an unusually wide gap between existing homes and new homes. 2. Preservation of existing trees - An existing buffer of mature trees runs along a portion of the west property line. Many of these trees are conifers which provide a strong year- round visual buffer. We inventoried the trees on the property and determined that we can feasibly preserve most trees along this boundary. 3. Planting of additional trees - In some areas, the existing buffer of trees is not strong. In these areas, we plan to plant conifer trees to strengthen this visual buffer. 4 Combining, this approach will result in a very strong visual buffer between homes in the existing neighborhood and the new homes. We have heard comments that perhaps the existing public park in the adjacent Ravinia neighborhood (Wildflower Park) may be undersized. This park is approximately ½ mile away from the subject property. If the City determines that a small additional public tot lot and/or park is desirable in the subject property, we have determined that it could be accommodated. Our site plan shows this option for your consideration. We are also showing a conceptual trail routing along the north side of Hackamore for when this road is reconstructed. We are willing to accommodate the trail drifting onto the neighborhood property to create a more varied and attractive route. The City may choose to either obtain an easement from us for a future trail improvement or have us construct this section of trail with credit for park dedication. It should also be noted that this property represents an entry point into the City of Corcoran. It is our understanding that there has been some interest in keeping the public view of this corner attractive and/or rural looking. We have worked hard to keep strong visual buffers in place throughout the perimeter of the new neighborhood. For instance, there is a strong existing tree buffer all along CSAH 101 which will substantially be preserved. We have also set back the townhomes from 101 at a highly unusual 223 feet (requirement is 100 feet w/o buffer and 50 feet with buffer). Similarly, along Hackamore the single-family homes are set back over 235 feet (requirement is 25 feet). The townhomes are set back 45 feet from Hackamore (requirement is 25 feet). We intend to plant new conifer trees as a buffer between the townhomes and Hackamore. In total, these design strategies will result in the presentation of an unusually hidden neighborhood from the perimeter. In summary, the primary goals of the site plan are to preserve perimeter buffer trees, preserve wetlands, present a hidden view from the perimeter, provide new and different types of housing that are needed, and to appropriately transition the intensity of the uses from the busy intersection to the existing homes nearby. A significant amount of thought and attention to detail were put into the preparation of this site plan. We believe we have created a site plan that logically responds to market demands and sensitively responds to the desires of the City and our neighbors. Comprehensive Plan The below graphic shows the boundary of the subject properties in red. The Comprehensive Plan guides these properties as Low Density Residential. 5 Low Density Residential is guided in the Comp Plan as having a density of 3 to 5 units per acre (see below). However, it does not allow townhomes or narrower single-family lots, which are needed to meet a density of 3 to 5 units per acre. With new Comprehensive Plans, it is not uncommon for cities’ zoning ordinances to sometimes not perfectly correlate with their Comprehensive Plan. If there is adequate City support for this application, your planning staff is more knowledgeable than us in determining the best option to proceed. It may involve updating your ordinance to allow townhomes and narrower single-family lots in the Low-Density Residential area so that applicants are able to comply with the required density range of 3 to 5 units per acre. It could include a Comprehensive Plan Amendment. We welcome a thorough discussion about these or perhaps other logical options. It should be noted that this application results in a net density of 4 units per acre, which is in the center of the range for Low Density Residential per the Comprehensive Plan. Key Facts Current Zone RSF-2 Proposed zoning RSF-2 or PUD* Proposed use 82 townhomes 45 to 47 single family homes** Net area 32.38 acres Net density 4 units/acre * Depending on which path is chosen, the proposed zoning will differ. ** Ravinia left a couple of small outlots that could be combined with outlots within the proposed application to become lots. This will depend on an agreement to purchase these outlots. The Homes Pulte Homes 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. You can click on this link to learn more about Pulte’s homebuilding process https://www.pulte.com/design/life-tested. We continually reach out to home buyers and Pulte homeowners to get feedback to improve our home designs. It is what we call Life Tested®. Through this intensive process, we have conceived of and incorporated innovative features such as the Pulte Planning Center, the 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 Incredible Places Where People Can Live Their Dreams.” In striving to continually be in lock step with the home buying public, we update the design of our homes frequently. These changes are driven by the desires and tastes of the home buying public through the process described above. Single Family Homes The single-family homes in this location are very attractive two-car garage homes. Below is a listing of the various floor plans and the associated base square footage. It is a fairly new design for the Twin Cities market area. 6 Fifth Avenue 2,426 sf excluding options and basements Boardwalk 2,709 sf excluding options and basements Park Place 2,756 sf excluding options and basements Woodward 2,993 sf excluding options and basements The homes are 35 feet wide, and we have designed the lots to accommodate 10/5 or 7.5/7.5 foot side setbacks. The selling prices of these homes are anticipated to be from $500k to $600k. We believe that this type of single-family home has not been sold in the City of Corcoran. In fact, we believe that the nearest similar homes are in Woodbury and Apple Valley. We have provided graphics illustrating the attractiveness of these homes. Townhomes Previous generations of townhomes offered little variety in both floor plans and exterior variety. We find that this modern and versatile two-story townhome provides much more versatility for our buyers than the previous generation of townhomes. As a comparably affordable home, it appeals to young first-time homebuyers, young families, and singles of all ages. Because a professionally managed homeowner’s association will maintain the yard, remove snow, and maintain the exterior of the buildings, these townhomes also attract empty nest buyers. The below range of options for this townhome were not typically seen in previous generations of townhome floor plans: • 3 bedrooms with options for a 4th • Sunroom with additional upstairs bathroom expansion • Loft Attached you will find photos of the townhomes. Our overall approach in designing these two- story townhomes was to “individualize and stylize” each unit. The result is individual units which differ in architecture from all other units within the same building and which vary in color scheme. The result is that each unit will appear unique and distinct within each building and to a substantial degree within the new community regarding color palette. We believe that this type of versatile townhome is not available to buyers of homes in Corcoran. The homes will range from 1,800 to 2,400 square feet depending on the chosen options. We anticipate these townhomes will sell in the range of the low $400k to $650k with most homes selling in the range of $410k to $470k. Energy Efficiency The homes that Pulte will be constructing will have extremely high energy efficiency. Each home is tested using the Home Energy Rating System (HERS) index, which is the industry standard for measuring energy efficiency. Heating, cooling, and water heating constitute the largest cost of homeownership outside of the mortgage. The U.S. Department of Energy has determined that a typical resale home scores 130 on the HERS Index while a home built to the 2004 International Energy Conservation Code is awarded a rating of 100 (lower is more energy efficient). Pulte Homes measures the HERS score of every new home constructed. The average HERS score for our single-family homes runs in the range of 47 to 53. We are building extremely energy efficient homes that dramatically exceed the International Energy Conservation Code threshold. 7 Decreasing Housing Affordability Historical Context In recent decades, the Country has experienced a trend of narrower lot widths, deeper homes, and decreased side setbacks. The causes of this long-term trend are complex. A summary of the causes and implications of this trend may be of interest. It was common in the 1950’s to have zoning codes requiring 80-foot-wide lots. Land was cheap. Regulations were minimal. Even modest priced homes could efficiently be placed on such lots. This is no longer true. The primary cause of reduced lot widths and side setbacks is a dramatic and steady increase in development costs and building costs which has made it increasingly difficult to provide homes that are affordable. Simply put, for multiple consecutive decades, housing costs have risen faster than family incomes. Many negative ramifications accompany this trend, such as less access to building wealth, increased societal inequity, decreased job mobility, and other social issues that lie outside the scope of this narrative. There are a variety of complex causes of this trend. There has been a steady increase in society’s expectation for their standard of living. We’ve seen the addition of more generous employment benefits in lieu of increased wages. The Metropolitan Council urban growth boundary has artificially constrained the supply of land available for development. State building code revisions have increases housing costs. And we have experience thousands of small additions to various governmental policies which all add costs to development and housing. We believe that some of the most expensive regulations would be commonly viewed by the public as very valuable and worth the high cost: 1. Storm Water - Since the early to mid-1980’s, we have learned a great deal about how to minimize flooding and to protect the water quality of our lakes and rivers. Many cumulative regulations have arisen to better deal with storm water flooding, water treatment, and sediment control. These regulations continue to evolve and expand. One of the largest increases in housing costs corresponds to the large percentage of land in our new neighborhoods that is now allocated for ponds and storm water treatment (5% to 15%). 2. Wetlands - The 1991 Minnesota Wetland Conservation Act has resulted in the protection of a valuable natural resource. Although these regulations have been very effective, we must recognize that it has removed a great deal of developable land from our neighborhoods, thereby adding a significant amount of additional costs to homes. 3. Energy Efficiency - Another recent and expensive regulation was implemented state- wide in 2015. This legislation dramatically increased the energy efficiency of new homes. Combined, it could be argued that the above regulations have had a very positive impact on the environment but have also significantly increased the cost of development and home building. There are also many regulations that do not deliver value to the home buyer. And there are many regulations for which it would be productive to have an open discussion about whether they could be altered to make homes affordable to more people yet continue to meet the goals of the various regulators. Every regulation has a cost. A thorough discussion is urgently needed about the relative cost and value of each regulation as we have reached the point of crisis. 8 In response to this steady decrease in housing affordability, our customers have told us that they would prefer to sacrifice some yard space instead of home space. Pulte Homes and other builders across the country have responded to the priorities expressed by the public by creating narrower lots, deeper homes, and oftentimes lesser side setbacks. Zoning codes are being revised to reflect these market realities. There is certainly still a place for 80-foot-wide lots in today’s spectrum of homes, but today they only serve the luxury home sector. We have all observed these corresponding trends over years: smaller lots and less housing affordability. It is not a trend that any of us like to see, and it is a complex issue to fully understand. Another tool to help us more fully understand this issue is the use of data. Measuring Housing Affordability The most accurate measure of housing affordability would account for the different costs of living in various metropolitan areas. A ratio of home price/average household income does just that, and therefore is the most accurate measure of affordability. A ratio of 3.0 or less has historically been considered affordable (http://demographia.com/db-dhi-index.htm). In 1970, all states had a ratio less than 2.5 except Hawaii. As recently as the late 1980’s, the national average was 2.75. In 2019, our national average is 3.9 and our state ratio was 3.4 and has been steadily climbing. Unfortunately, the data also suggests that this trend will continue in the Twin Cities. This assumes that what has been occurring in U.S. coastal metropolitan areas will continue to be a bellwether for the rest of the Country. Housing affordability has steadily gotten worse in coastal areas. The response by the home buying public in coastal areas has been to demand very narrow homes and lots to partially offset the increasing price/income trend and to retain homeownership opportunities for as many people as possible. It is within this broader context that we submit this application. The homes to be built on these lots are not small or inexpensive. The floor plans are tried and true and are popular among the buying public. The trends we are all experiencing related to housing affordability has reached a state of crisis and we are adapting to the changing environment. PUD Zoning PUD Background We recognize that one of the tools used by the City in the past to address the issues described above is PUD zoning. We understand that some Planning Commissioners and some City Councilmembers are not excited about using PUD’s as a zoning tool. We are not excited about PUD’s either. Ideally, other ordinances would provide the flexibility needed to meet the demands of the market and PUD’s could be eliminated. This would remove a great deal of uncertainty, ambiguity, and frustration from the process. PUD’s began to be commonly used in the Twin Cities in the 1980’s and 1990’s. The most common justification for using PUD zoning was to “cluster” the homes and infrastructure into a smaller area to preserve natural resources such as wetlands, woods/buffers, etc. The primary tool to accomplish this was the use of smaller lots. There were also peripheral benefits such as reduced public infrastructure for cities to perpetually maintain since the infrastructure wasn’t spread out over a larger area. (Incidentally, the three most expensive regulations described in 9 an earlier section of this narrative were all enacted after PUD’s were originated. The original purpose of PUD’s has gradually been diluted.) This discussion ties directly to the earlier discussion regarding decreasing housing affordability and the trend toward smaller lots. PUD Benefits for this Application It can be difficult to balance the goals of a Comprehensive Plan with ordinances and other policies. We have worked hard to create a neighborhood which balances these factors with the market and the property characteristics. We believe the uniqueness of this property lends itself to a PUD approach. Consider the below list of community benefits: 1. Preservation of wetlands 2. Preservation of strategically located tree buffers along CSAH 101 and the west property line. 3. Creation of a wide buffer between homes to the west and the new homes. 4. Planting of conifer buffer trees along the west property line and along Hackamore to buffer views of the townhomes and preserve the “rural” entrance into the City from this intersection. 5. Extraordinarily large home setbacks from CSAH 101, Hackamore, and the west property line. We have set back the townhomes from 101 at a highly unusual 223 feet (requirement is 100 feet w/o buffer and 50 feet with buffer). Similarly, along Hackamore the single-family homes are set back over 235 feet (requirement is 25 feet). The townhomes are set back 45 feet from Hackamore (requirement is 25 feet). 6. Accommodation of a small public park, if desired and chosen by the City. 7. Strategic design of the entire neighborhood for the expressed purpose of “hiding” the neighborhood from the perimeter, particularly from CSAH 101 and Hackamore. 8. Providing two new types of housing for potentials buyers. 9. Accommodation and potential concurrent construction of a trail along the north side of Hackamore. 10. Development of this property will result in a reasonable financial contribution toward the reconstruction of a regional transportation improvement project (Hackamore). Phasing & Schedule Preliminary plat approval Spring 2022 Site development Summer 2022 Model home opens Late 2022 or early 2023 Full build out of homes Late 2025 or early 2026 This submittal includes: • Application • This narrative • Engineering site plan • Rendered site plan • Home elevations • Check for $2450 HACKAMORE ROAD BROCKTON LANE (CSAH 101)LUPINE LANE GO L D E N R O D T R A I L 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161718 19 20 21 22 23 47 46 45 44 43 42 41 40 24 25 26 27 28 29 30 31 32 33 HACK AMORE ROAD SITE Corcoran, Minnesota 40’ from proposed porch to property line 45’ from proposed foundation to property line 60’ from proposed foundation to property line 34 35 36 37 38 39 230’+ from proposed foundation to property line220’+ from proposed foundation to property line 50’ from proposed foundation to property line 50’ from proposed foundation to property line Tot Lot 63RD A V E N U E LARKSPUR LANETotal Units: 127-129 Single Family: 45-47 Townhome: 82 Removed Tree Saved Trees Proposed Trees Wetland Wetland Wetland Stormwater Basin Stormwater Basin Stormwater Basin Stormwater Basin Stormwater Basin Single Family by others Ashton & Bowman Ashton & Bowman Ashton & Bowman Ashton & Bowman Example Photos of Interiors Example Photos of Interiors Example Photos of Interiors Fifth Avenue Fifth Avenue Fifth Avenue Boardwalk Boardwalk Boardwalk Park Place Park Place Park Place Woodward Woodward Woodward !!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! !!!! !!!!!!!!!! !! !! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!!!!!!!! ! !!! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!! ! ! !!! ! ! ! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! ! ! !! ! ! ! ! !!!!!!!!!!! !!!!!!!!! ! !!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! 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GROVESCOTT LAKEBECHTOLD ROAD$+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 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 City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPio n e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersR d Stie g R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h CreekRushCreek South F o rk R u sh Creek SouthForkRu shC reek6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 5/27/2029 1/22/2023 1/22/2023 5/27/2029 12/13/22 4/27/2022 4/27/2022 5/27/2029 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\City wide maps\2040 Future Land Use.mxd Date: 10/27/2021 Time: 9:57:35 AM User: LPSRemote 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 Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) City of GreenfieldCityofMapleGroveCity of Medina City of Rogers %Trailhead Morin Lake Scott Lake Jubert Lake Cook Lake 456710 456750 456719 456730 County Road 116Oakdale Dr B r i d l e Pa t hJeffreyLnAbileneLnTrail LnHunters Rdg County Road 30HeatherLn Pio n e e r T r l TrailHavenRdCounty Ro a d 1 0 Horseshoe Trl Robert LnHor seshoeBendD r Co u n t y R o a d 5 0 Larsen Rd Gleason P k w yWillow DrHunterRdCounty Road 19ES t Homestead Trl Maple Hill RdCain RdRolling Hills RdSundanceRdCountry Rd Mohawk DrElm StLarkin RdFoxline DrStrehler Rd Cain Pl 6 5 t h Pl N Dassel Ln OldSettlersR d County R oad 1 1 7 Stie g R d Bechtold RdKalk RdSchutte Rd Meister RdFoxValleyDr M y s t iq u e DrHageDr 93rd Ave N Sc hut t e P lBrandywineRdChisholmT r lTessmer Rd HighBluffLnWinchesterTrl JubertLnR u shC reekRushCreek CountyDitchN u m b e rS ixteenCo u n t y Ditch N u mberThreeSouthFor k R u s h C r e e k NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxd Date: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP 79 City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPio n e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersR d Stie g R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C reekRushCreek South F o r k R u sh Creek SouthForkR u sh C r eek2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxd Date: 1/7/2019 Time: 1:10:39 PM User: ShuJC0243 ^_Natural Community !(Rare Species OccurenceHigh Quality Natural Community Natural Plant Communities WetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant) UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-7Natural Resource Inventory Areas Note: 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 From:Kevin Shay To:Kevin Shay Subject:FW: Opposed to proposed zoning change for Pulte at Hackamore & 101 Date:Wednesday, November 17, 2021 12:44:05 PM From: Daron Meyer <DARON_ME@msn.com> Sent: Monday, November 15, 2021 5:59 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov> Subject: Opposed to proposed zoning change for Pulte at Hackamore & 101 Hello, I am a homeowner in the Ravinia neighborhood. We recently learned about a proposed new development by Pulte that is requesting smaller lots and higher density that will be connected to the neighborhood. We are very much opposed to this change. It is entirely acceptable and understandable that this parcel eventually be developed for single family homes and we fully support doing this. However, we are strongly opposed to changing the zoning from RSF-2. Any development should remain with the current zoning in place. The argument by the developer that this is necessary to make the homes more affordable is not sufficient reason for the change. There are many other options for higher density nearby, including townhomes and apartments on the east side of 101 and just north on 101 near HyVee. Allowing higher density housing closer to the Ravinia neighborhood will negatively impact property values, will increase traffic and goes against the zoning we were led to believe would continue for that parcel when we chose to move here recently. Thank you for considering our opinions in this matter. Please let me know if any questions or concerns to discuss further. THANKS, Daron Meyer 6224 Snowberry Ct Corcoran, MN 55340 952-451-1565 From:Kevin Shay To:Kevin Shay Subject:RE: New development proposal by Pulte Date:Wednesday, November 17, 2021 12:02:57 PM From: Kumar Kurra <kvdrkumar@gmail.com> Sent: Tuesday, November 16, 2021 4:47 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Jonathan Bottema <jbottema@corcoranmn.gov>; Alan Schultz <ASchultz@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoranmn.gov>; Jessica Beise <jbeise@corcoranmn.gov> Subject: New development proposal by Pulte Good Afternoon team, I am a Corcoran resident from 2016 and I am happy to know about a new development proposal (SE to Ravinia) by Pulte. I am happy because this development provides additional access to Hackamore Rd and we will have more neighbors in the neighborhood. However, I am concerned about a higher density proposal by Pulte. My understanding is that this land is currently zoned as a low density (i.e single family home district), but Pulte seems to be requesting you guys to change it to high density. I would request you all not to rezone it as a high density and limit the land to Single Family homes. High density neighborhoods may bring down the property value of existing homes, the feel of existing neighborhoods will be impacted, increased traffic and the city will need to provide additional infrastructure to meet high density demand (if any)..etc. City should not be re-zoning this land to high density just because one builder will financially benefit from it (and many current residents around the development area will see a negative impact). Appreciate your review and consideration. -- Thanks and Regards, Kumar Kurra 19213 Paddock Ln, Corcoran From:Jeremy Nichols To:Brad Martens Subject:Fwd: Proposed Pulte Neighborhood Date:Tuesday, November 16, 2021 1:32:04 PM Sent from my iPad Begin forwarded message: From: Marisa <marisa.fraley@gmail.com> Date: November 15, 2021 at 8:05:59 PM CST To: Jeremy Nichols <jnichols@corcoranmn.gov>, Tom McKee <tmckee@corcoranmn.gov> Subject: Proposed Pulte Neighborhood Hi Jeremy and Tom, Thank you for keeping neighbors informed about the proposed use of the 5 lots on the SE corner of Ravinia. We live on Bridle Path and back up to the large pond and tree line that currently separate Ravinia from the existing properties on those 5 lots. From the map shared on Facebook, it looks like there is an effort to keep a lot of the trees. You specifically named the preservation of the trees on the west side, but do you happen to know anything about the tree line on the north side? It is difficult to tell from the map. There are red dots indicating the removal of some trees in the NW corner. Why would they remove trees from that area? We are hoping to advocate for the preservation of the beautiful tree line along our neighborhood. With the proposal of this project we are also wondering if it’s possible to add more trees to create a bigger buffer between our neighborhood and the new one. Lennar owns the out lot behind our house and they also own part of the tree line. Is it possible to raise funds, use neighborhood funds, or buy trees ourselves to plant in the back part of the out lot? Marisa Fraley From:Jeremy Nichols To:Brad Martens Subject:Fwd: Pulte - Initial Feedback Date:Tuesday, November 16, 2021 1:32:35 PM Sent from my iPad Begin forwarded message: From: Joseph Varghese <varghesejoseph@gmail.com> Date: November 16, 2021 at 9:39:11 AM CST To: Jeremy Nichols <jnichols@corcoranmn.gov> Subject: Pulte - Initial Feedback Hi Jeremy Thank you for sharing update regarding new Pulte development Firstly we welcome new community in vicinity of Ravinia , at same time my feedback is not to have townhomes but city counsel to recommend only single family homes at this SE corner lots . Regards Joseph 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: 8d. TO: FROM: DATE: RE: Corcoran City Council Kevin Shay through Kendra Lindahl, Landform November 17, 2021 for the November 22, 2021 City Council Meeting Concept Plan for 23185 County Road 10 (city file 21-033) 1.Description of Request The applicant, Nate Kariniemi, is requesting an opportunity to appear before the City Council to solicit informal comments on a sketch plan for a proposed subdivision of 23185 County Road 10. The proposal includes subdividing the property into three commercial lots on the west side of the site and 15 rural residential lots on the east and south side of the site, with a large outlot dividing the east and west sides of the site. The residential portion of the property would require an Open Space and Preservation (OS&P) plat. 2.Background This is the third concept plan submitted by Mr. Kariniemi for this site. a)At the August 26th Council meeting the Council reviewed a concept for residential on the eastern portion of the site and three commercial parcels on the western portion. The Council feedback was supportive of the layout of uses. b)At the September 23rd Council meeting, the Council reviewed a concept for an OS&P plat that included 15 residential lots and 3 commercial lots and did not propose to dedicate Outlot A. The Council feedback was the desire to have Outlot A dedicated over to the City, to preserve the maple basswood area and to buffer from the south lot line. c)This concept proposes to dedicate Outlot A to the City as park area and attempts to provide a buffer for the south lot line by providing a larger 100-foot right of way, presumably to move the road north and preserve the existing trees along the south lot line. 3.Context The site is an existing 124.5-acre lot with a single-family residential structure on the northeast corner of the site. There are 13 development rights on the property. Zoning and Land Use The site is guided Rural/Ag Residential in the Comprehensive Plan and is zoned RR (Rural Residential). A shoreland overlay district runs through the center of the property for Rush Creek. Kariniemi Sketch Plan (21-033) 2 November 22, 2021 Surrounding Properties The properties to the east, south and west are guided Rural/Ag Residential and zoned RR (Rural Residential). The properties to the north are guided Rural Service/Commercial and zoned CR (Rural Commercial). The site abuts the north, west and south lot lines of the public works facility. Natural Characteristics of the Site Rush Creek runs through the center of the site. There are natural plant communities on the site identified as a high-quality maple/basswood area on the Natural Resource Inventory Areas Map in the Comprehensive Plan. Further, multiple wetlands are shown on Hennepin County’s Natural Resources mapping software as shown on the Site Location map. 4. ANALYSIS: Sketch Plan The sketch plan process provides an opportunity for the applicant to get information from the City that can be incorporated into a formal development application. The next steps would be: 1. Application for Comprehensive Plan Amendment, Rezoning and OS&P Plat 2. Application for Final Plat (and development contract) The residential lots are in the south and northeast portions of the site and are proposed to be served by new public streets. The southern 6 residential lots would access off a new public street along the south property lines. The lots in the northeast would access from a street running parallel to the east lot line. The formal plan application must include a ghost plat or concept plan for the site to the east and a ghost plat for how the open space outlots could develop in the future if sewer and water became available. The three commercial lots are accessed via a public street that is proposed to run through the northern portion of the public works lot. Comprehensive Plan Amendment and Rezoning The proposed land use and zoning for the site will require a change on the western portion of the site from Rural/Ag Residential to Rural Service/Commercial for the land use and Rural Residential to Rural Commercial for the zoning. This is a policy change and the Council has a higher level of discretion when reviewing these types of applications. The proposed commercial land would abut commercial land on the north and the public works garage on the south. The change would allow additional commercial opportunities in the City. • City Council should provide feedback on this request. Kariniemi Sketch Plan (21-033) 3 November 22, 2021 Development Rights The site has 13 development rights. The applicant’s proposal shows three assigned to the commercial lots (Lots C-1, C-2 and C-3) and 10 residential lots. The plan shows a 50.2-acre Outlot A with no development rights. Open Space and Preservation Plat (OS&P) The sketch plan would require an OS&P plat with a formal application to increase the development rights to allow the 15 single family lots shown on the sketch plan. The applicant is not including the 3 commercial lots in the OS&P plat. This reduces the gross acreage of the OS&P plat to 100.4 acres. As part of the OS&P plat 50% of the gross land area is required to be dedicated as preserved open space in no more than 2 parcels. Of the 50% open space 50% must be upland area. The sketch plan shows compliance with the 50% open space requirement but without a wetland delineation we are unable to determine if the upland area can be provided. It appears that the sketch plan could comply with the upland requirement. Connections to the open space are shown at the end of the cul-de-sacs on the western portion of the property. A connection to the north or into the proposed cul-de-sac on the east should be looked at. The open space is being provided in Outlot A. The Code requires “Open space shall be in a contiguous, connected configuration including or adjacent to existing natural areas or parks. Open space that is divided by a local street shall be considered contiguous.” The applicant is proposing to dedicate the entire 50.2 acres of Outlot A to the city as a park property. This is a change from the last concept. The applicant is proposing to increase the existing 10 development rights into 15 development rights by utilizing the 150% bonus available for OS&P plats that develop with a rural street section. The development would be required to comply with the standard rural street section. Lots 4-6 on the southwest corner of the site heavily impact the high-quality maple/basswood forest. The OS&P ordinance states that the objective of the ordinance is to preserve natural resource areas identified by the Comprehensive Plan. The arrangement of residential lots should be designed to achieve as many of the objectives in the OS&P ordinance. One of which is to locate lots to preserve natural resources to the maximum extent possible in a contiguous, connected configuration. This was a significant discussion item when the Council reviewed the previous sketch plan. Lot Standards The sketch plan appears to show compliance with the RR and CR standards, which require the following minimum standards: Kariniemi Sketch Plan (21-033) 4 November 22, 2021 OS&P CR (Rural Commercial) Lot Area 4 acres (maximum) 2.5 acres (minimum) Minimum Lot Width 100 feet Minimum Lot Depth 200 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet 100 feet Front, From all other streets 25 feet 50 feet Front Porch (≤ 120 square feet) 25 feet n/a Side 10 feet 20 feet Rear 25 feet 20 feet Adjacent to Residential n/a 50 feet Maximum Principal Building Height 35 feet 35 feet Maximum Impervious Surface Coverage n/a 50% *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 shoreland overlay district standards for setbacks, structure height and impervious surface apply to the area within 300 feet of the ordinary high-water level of Rush Creek. This appears to affect the rear of Lots 3-8 of the residential parcels on the northeast and Lot 6 on the southwest. The applicant must comply with the shoreland requirements in Section 1050.020 of the Zoning Ordinance, which requires a buffer adjacent to the creek and additional limitations on building height within the overlay district. Sidewalks and Trails The 2040 Comprehensive Plan has a proposed on-road trail shown along northern boundary of this property on County Road 10 and an existing trail on County Road 19. Hennepin County may require right of way to be dedicated for the County Road 19 trail. A proposed off-road trail is shown along Rush Creek. Staff recommends the trail be located on the west side of the creek from north to south property lines. City Council should discuss whether the trail should access directly from the County Road 10 on-road trail, whether it should provide an access to the residential properties through the ends of the cul-de- sacs, whether it should connect to the commercial area and whether a connection to the CR 19 trail should be planned. If the City accepts the entire outlot as park land, a trail easement would not be required over Outlot A and could be field located in the future. It may be necessary to acquire a trail easement to make connections into the cul-de-sac on the east or to connect to County Road 10 and 19. Kariniemi Sketch Plan (21-033) 5 November 22, 2021 Transportation/Access The applicant is proposing three public street accesses with one serving the residential lots on the northeast, one serving the residential lots on the southwest and one serving the proposed commercial lots. The commercial lots will be accessed from the new proposed roadway extending from County Road 19, which will also provide the public works facility with access. The proposed access is shown along the northern edge of the public works property and the applicant is seeking to do a cost sharing agreement with the City to build this road. Staff is not in favor of the access for the new commercial lots to utilize the existing access for the public works facility and is not in favor of any cost sharing for the improvements. All access locations and required improvements (including potential turn lanes) are subject to Hennepin County review and approval. Each of these new streets will require approval from Hennepin County for the new access to County roads. Utilities The entire site is located outside the MUSA and will be served with well and septic. Ponding Stormwater ponding can be provided on site in compliance with local and state requirements. Floodplain The site has 100-year floodplain generally surrounding Rush Creek. The applicant will need to comply with the requirements of Section 1050.030 of the Zoning Ordinance Wetlands There are a number of wetlands on site. The applicant must submit a wetland delineation for review and approval by the City as the LGU for the WCA. If wetland impacts are proposed additional applications for mitigation would be required. The applicant must comply with the wetland buffer and setback requirements in Section 1050.010 of the Zoning Ordinance. 5. RECOMMENDATION: Staff recommends that the City Council review and discuss the sketch plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Kariniemi Sketch Plan (21-033) 6 November 22, 2021 Attachments 1. Site Location Map 2. City Engineer’s Memo dated November 17, 2021 3. Sketch Plan dated October 22, 2021 4. Official Zoning Map 5. 2040 Future Land Use 6. Parks and Trails Plan 7. Natural Resource Inventory 8. Wetland Locations and Classifications Hennepin County N atural Resources Map Date: 9/14/2021 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 Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI PID: 1811923110002Address: 23185 Co Rd No 10, Corcoran 55374 Owner: Willow 1 Llc Acres: 124.54 ¯ Memo To:Kevin Mattson, PE, Public Works Director From:Kent Torve, PE, City Engineer Project:Kariniemi_Roehlke Concept 3 Date:November 17, 2021 Exhibits: This Memorandum is based on a review of a new concept plan, however the majority of site issues similar to previous concepts. 1. Concept Plan on Outlot A, Roehlke Addition by Otto and Associates, 10-22-21. a. Project shows nine residential lots (access from CR 10), six residential lots (CR 19), three commercial lots (CR 19) and Outlot A. Comments: General: 1. Comments provided are high level comments based on the concept plan schematic provided. Additional comments should be anticipated on future submittals on the details of the development. 2. In addition to engineering related comments per these plans, the proposed plans are subject to additional planning, zoning, public safety, and all other applicable codes and standards of the City of Corcoran, NPDES, WMO, Hennepin County, etc. 3. Adjacent site to northeast is historical site (Burschville School) and may receive additional attention and protection during construction. Plat: 1. The applicant shall show all drainage and utility easements and all platting requirements are met per the City Code. Drainage and utility easements shall be provided per City requirements. 2. Easements should be provided over all infrastructure used for the conveyance and treatment of stormwater. 3. Easements should be provided over any/all public infrastructure as applicable. 4. All existing easements, if any, should be provided to the City for review. Vacation of existing easements requires a City process. 5. Ghost plat parcel to east to ensure ROW is in proper location. 6. Access to Outlot A is provided. 7. Individual lot grading plans shall be provided showing all easements, septic locations, potential well locations, setbacks, grading and drainage. November 2021 Kariniemi_Roehlke Concept Kevin Mattson Page 2 of 2 Transportation 1. County is permitting agency for CR 10 and CR 19. Turn lanes may be required and would be constructed under a City project with the developer providing escrow. 2. County is permitting agency for access to commercial lots along CR 19. Current concept shows separate access adjacent to Public Works. 3. The need for fire access around any commercial buildings shall be determined by Public Safety. 4. Concept plan shows development using Public Works property for new street, this approach or also any cost sharing with City is not supported by staff. Stormwater 1. Stormwater management appears manageable for the residential lots. 2. FEMA floodplain exists and may affect the initial layout. 3. Stormwater management for commercial lot C-1 appears challenging due to wetland, required buffer, etc. 4. A stormwater management plan shall be provided to confirm that stormwater management is in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 5. The City’s Stormwater Guidelines shall be used for stormwater systems and modeling. o Provide a hydraulic stormwater model to ensure that the proposed development meets all required rate control standards and does not adversely impact surrounding properties. 6. WMO typically requires that the model P8 or a similar calculation to demonstrate that the site meets the total phosphorous and total suspended solids reduction standards for all treatment practices. 7. Adjacent D&D site to the northwest will direct some drainage to its southeast corner and should be managed within the Roehlke development. Flows are minimal and will be reviewed for potential of erosion. The previous ComLink site directed significant drainage to this location, so the D&D ownership has lessened the impact to Roehlke parcel. 8. If filtration is required by WMO for the site, the City strongly prefers a NURP pond with filter bench (offset to one side of the pond) be used with adequate maintenance access. 9. Incorporate any turn lane drainage (CR 10 and CR 19) into the site’s SWMP and WMO permitting. Fire Protection, Private Wells and Septics 1. Public Safety should review the need for any future fire protection within the property. 2. If not used with the current development, any wells which service the existing property should be abandoned by a licensed contractor. 3. Any existing septic system should be abandoned by a licensed contractor. RUSHCREEKCOUNTY ROAD NO. 10 COUNTY ROAD NO. 19PROPOSED ROAD2 3 4 5 6 7 8 1 9 OUTLOT A C-3 C-1 C-2 PROPOSED ROAD 1 2 3 4 5 6 PROPOSED ROAD I hereby certify that this survey, plan, orreport was prepared by my or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota._______________________________Paul E. OttoLicense #40062 Date:_____________ N Revised:Project No.Checked By:Scale:Drawn By:Date:Requested By:denotes 1/2 inch by 14 inch iron pipeset and marked by License #40062denotes iron monument foundEngineers & Land Surveyors, Inc.9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.com9-28-21Nathan KariniemiT.R.K.1"=200'P.E.O.I hereby certify that this survey, plan, orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota._______________________________Paul E. OttoLicense #40062 Date:_____________Feet 0 200 400 N Vicinity Map I hereby certify that this survey, plan, orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota._______________________________Paul E. OttoLicense #40062 Date:_____________Concept Plan OS+P !!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! !!!! !!!!!!!!!! !! !! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!!!!!!!! ! !!! !!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!! ! ! !!! ! ! ! ! ! ! !!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!! ! ! !! ! ! ! ! !!!!!!!!!!! !!!!!!!!! ! !!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!! !!!!!! ! ! !!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! !!!!!!!!! !!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !! !!!!!!!!!!!!!!! !!!!!!!!!!!!!!! ! ! !!!!!!!!!!!! ! !!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! !!!!!! ! ! ! !! ! ! !!!!!!!!!!!!!!!!!! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!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 STI E G R D WILLOW DRIVEHACKAMORE ROADTRAIL HAVEN ROADCAIN ROADOAKDALE D R STREHLER ROAD PI O N E E R T R COUNTY ROAD 117 ROLLLING HILLS RDLARKIN RD TOWNSHIP OF HASSAN CITY OF GREENFIELDCITY OF MAPLE GROVESCOTT LAKEBECHTOLD ROAD$+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 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 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPio n e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 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 Stie g R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u sh CreekRushCreek South F o rk R u sh Creek SouthForkRu shC reekThe method and timing of regional wastewater service to be determined through future study. 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 1/22/2023 1/21/2021 10/2020 12/13/22 4/27/2022 4/27/2022 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\City wide maps\2040 Future Land Use.mxd Date: 6/16/2020 Time: 10:58:05 AM User: KShay Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Municipal Boundary 2040 MUSA Future MUSA Expansion Area ! ! ! ! ! ! ! ! !Future Study Area Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) City of GreenfieldCityofMapleGroveCity of Medina City of Rogers %Trailhead Morin Lake Scott Lake Jubert Lake Cook Lake 456710 456750 456719 456730 County Road 116Oakdale Dr B r i d l e Pa t hJeffreyLnAbileneLnTrail LnHunters Rdg County Road 30HeatherLn Pio n e e r T r l TrailHavenRdCounty Ro a d 1 0 Horseshoe Trl Robert LnHor seshoeBendD r Co u n t y R o a d 5 0 Larsen Rd Gleason P k w yWillow DrHunterRdCounty Road 19ES t Homestead Trl Maple Hill RdCain RdRolling Hills RdSundanceRdCountry Rd Mohawk DrElm StLarkin RdFoxline DrStrehler Rd Cain Pl 6 5 t h Pl N Dassel Ln OldSettlersR d County R oad 1 1 7 Stie g R d Bechtold RdKalk RdSchutte Rd Meister RdFoxValleyDr M y s t iq u e DrHageDr 93rd Ave N Sc hut t e P lBrandywineRdChisholmT r lTessmer Rd HighBluffLnWinchesterTrl JubertLnR u shC reekRushCreek CountyDitchN u m b e rS ixteenCo u n t y Ditch N u mberThreeSouthFor k R u s h C r e e k NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxd Date: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP 79 City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPio n e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersR d Stie g R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C reekRushCreek South F o r k R u sh Creek SouthForkR u sh C r eek2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxd Date: 1/7/2019 Time: 1:10:39 PM User: ShuJC0243 ^_Natural Community !(Rare Species OccurenceHigh Quality Natural Community Natural Plant Communities WetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant) UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-7Natural Resource Inventory Areas Note: 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 City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPio n e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersR d Stie g R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C reekRushCreek South F o r k Ru sh Creek South Fork RushCreekRushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Wetland Locations and Classifications.mxd Date: 1/7/2019 Time: 3:19:04 PM User: ShuJC0243 1 - Seasonally Flooded Basin or Flat2 - Wet Meadow3 - Shallow Marsh4 - Deep Marsh5 - Shallow Open Water6 - Shrub Swamp7 - Wooded Swamp8 - BogsMunicipal BoundaryStreamsParcel BoundariesLake/Open Water Map 1-11Wetland Locations and Classifications Source:Revised National Wetland Inventory (Minnesota Departmentof Natural Resources 2009-2014) 35 STAFF REPORT Agenda Item 9a. Council Meeting: November 22, 2021 Prepared By: Maggie Ung Topic: 2022 Draft General Fund Budget Action Required: Direction Summary: The City Council provided initial budget direction in June and reviewed the first draft in August. The preliminary levy was approved at the September 23, 2021 council meeting in the amount of $5,728,847 with an anticipated tax rate of 43.168%. The actual tax rate based upon that levy is 43.313%. For reference, the 2021 tax rate is 43.522%. Since that time staff has continued to refine the budget to meet the goals of the Council which include meeting the needs of a growing city while maintaining or reducing the tax rate. On the October 28th council meeting, the compensation structure amendment was approved to increase budget by approximately $66,000 in staff wages. The health insurance premiums came in lower decreasing the budget by around $44,000 for employer paid health insurance cost. The net effect on wages is an increase in the budget of $22,000. With the transitioning of accounting software, staff has further refined budget and would like to propose an amended general ledger structure with the amended budget. The new structure will follow the Minnesota Uniform Chart of Account recommendations. Revenues would be classified by fund and source, further separated by program revenues rather than by department. This will assist staff when reporting the final budget and financials to the state. Expenditure will remain like the structure it is now in with inactive accounts dropped and active accounts refined and further separated into an appropriate account. Some of the major changes of the budget since last presented includes the following: • Surcharges were removed from the Building/Plan Review Fees in revenue and the Surcharges line item in expenditure, which lowered both the revenue and expenditure budget by $39,000. • Operating supplies (-210) is broken out by type of supplies and whether it was contracted work being done versus a supply being bought. • Utilities (-380) is broken out by type of utility. o This line item in the Police department needed to be more transparent, leading to the creation of the Emergency Management department. • Combined the Part-Time Police department with the general Police department • Highway, Streets & Roadways department for Public Works was further distinguished by the type of road, creating the Paved Streets and Unpaved Streets department. • Staff determined that 20% or $41,240 of selected Public Works line items (* items in the attached) should be recovered costs from the Water and Sewer Funds. • To increase transparency, recreation line item in the Parks department was moved to its own department and broken out. 50% of the Parks/Recreation coordinator’s wage was moved to this department. The overall affect of these changes allows a decrease in General Property Tax Levy of $58,834. If decreased by this amount, the tax levy would decrease from $5,728,847 as proposed in the preliminary tax levy to $5,670,012. The tax rate would decrease from 43.313% to 42.864% The levy (property taxes) is the primary source of funds to pay for City operations. The charts below show updated revenues and expenditures by category: If revised, the tax levy would be increased by $624,635 or 12.38% from 2021. The tax rate however is projected to decrease slightly from 43.522% to 42.864%. 2021 2022 Preliminary Levy Proposed 2022 Final Levy Total Levy $5,045,377 $5,728,847 $5,670,012 Tax Rate 43.522% 43.313% 42.864% The City will hold its Truth in Taxation Budget Meeting accepting public comment on December 9th and consider approving the Final Levy at that same meeting. Options: 1. Reduce 2022 Tax Levy to $5,670,012. 2. Leave the 2022 Tax Levy at $5,728,847 and specify where to allocate additional $58,834. 3. Split the additional $58,834 between reduction of the tax levy and transferring to a specified fund. Recommendation Staff recommends splitting the additional fund between a reduction in the tax levy and transferring the other half towards the Asphalt fund. Council Action: Provide directions to staff on which option to take with the tax levy. Attachments: 1. Draft 2022 General Fund Budget 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments GENERAL FUND REVENUETAXES 100-00000-31000 GENERAL PROPERTY TAXES 2,786,482 4,067,936 4,447,791 2,786,482 5,169,128 5,110,294 662,503 Decreased $58,834 - Preliminary Levy was $5,169,128TOTAL TAXES2,786,482 4,067,936 4,447,791 2,786,482 5,169,128 5,110,294 662,503 LICENSES AND PERMITS100-00000-32100 BUSINESS LICENSES & PERMITS - - - - - - - 100-00000-32110 LIQUOR LICENSE FEE 14,475 11,250 19,000 14,475 16,000 16,000 (3,000) 100-00000-32210 BLDG/PLAN REVIEW FEES 1,289,094 1,232,582 815,000 1,289,094 1,335,000 1,296,000 481,000 Higher than anticipated new home construction, less surcharge100-00000-32290 WETLAND PERMIT FEES 400 1,600 - 400 - - - TOTAL LICENSES AND PERMITS1,303,969 1,245,432 834,000 1,303,969 1,351,000 1,312,000 478,000 INTERGOVERNMENTAL REVENUE100-00000-33400 STATE GRANTS AND AIDS 38,810 472,770 40,000 38,810 40,000 40,000 - 100-00000-33416 POLICE TRAINING REIMBURSEMENT 776 10,350 11,900 776 12,500 12,500 600 100-00000-33418 MUNICIPAL STATE AID FOR STREETS - MAINTENANCE 150,864 155,079 170,000 150,864 150,000 150,000 (20,000) 100-00000-33423 POLICE STATE AID - 119,168 71,000 - 71,000 74,600 3,600 YEF is actual amount received + added in Vest Reimbursement100-00000-33426 AGRICULTURAL MARKET VALUE CREDIT 13,315 19,831 10,000 13,315 10,000 10,000 - 100-00000-33429 STATE AID - PERA - - 1,845 - 1,845 1,845 - 100-00000-33615 COUNTY RECYCLING GRANT 10,203 13,992 14,000 10,203 14,000 14,000 - 100-00000-33620 OTHER COUNTY GRANTS AND AIDS - 10,000 10,000 - 10,000 10,000 - UASI Grant100-00000-33640 TOWARD ZERO DEATH GRANT 59,689 (30,345) - 59,689 - - - Offsets with Expenditure - Orono is administering in 2022TOTAL INTERGOVERNMENTAL REVENUE273,657 770,845 328,745 273,657 309,345 312,945 (15,800) CHARGES FOR SERVICES100-00000-34000 CHARGES FOR SERVICES 8 190 - 8 - - - 100-00000-34101 FACILITY RENTAL 2,767 1,142 1,500 2,767 1,500 1,500 - 100-00000-34103 ZONING/LAND USE APPL FEE 53,071 50,535 45,000 53,071 45,000 45,000 - 100-00000-34105 COPIES/MAPS 3,281 6 100 3,281 100 100 - 100-00000-34107 ASSESSMENT SEARCHES 25 25 50 25 50 50 - 100-00000-34110 CITY PLANNER REVIEW FEE 1,024 80 16,250 1,024 32,500 32,500 16,250 City Planner's time100-00000-34200 PUBLIC SAFETY PERMITS 3,260 4,190 4,000 3,260 4,000 4,000 - 100-00000-34201 SPECIAL POLICE SERVICES 3,400 - 5,000 3,400 5,000 5,000 - 100-00000-34203 POLICE REPORTS 210 286 400 210 400 400 - 100-00000-34300 PUBLIC WORKS PERMITS AND FEES 16,707 16,131 5,500 16,707 5,000 5,000 (500) 100-00000-34301 DUST CONTROL 30,372 48,350 37,500 30,372 - - (37,500) 100-00000-34303 ICE & SNOW REMOVAL 7,077 - 6,000 7,077 6,000 6,000 - 100-00000-34310 PUBLIC WORKS REVIEW FEE 1,100 42,585 42,000 1,100 88,200 88,200 46,200 Public Works Director's time100-00000-34400 RECYCLING 298 3,166 5,000 298 5,000 5,000 - 100-00000-34403 REFUSE COLLECTION CHARGES 5,346 - 3,000 5,346 3,250 3,250 250 100-00000-34790 RECREATION PROGRAMMING 51,660 5 58,000 51,660 59,300 47,980 (10,020) Revenue refunded same year as received is not an expenditure ($11,320 was budgeted)TOTAL CHARGES FOR SERVICES179,606 166,691 229,300 179,606 255,300 243,980 14,680 FINES AND FORFEITS100-00000-35100 FINES20,755 18,118 45,000 20,755 40,000 40,000 (5,000) Reflects actual experienceTOTAL FINES AND FORFEITS20,755 18,118 45,000 20,755 40,000 40,000 (5,000) OTHER REVENUE100-00000-36200 MISCELLANEOUS REVENUES 28,378 11,668 4,000 35,452 4,000 4,000 - Currently includes Wetland Buffer Sign and Worker's Comp Reimbursement100-00000-36210 INTEREST EARNINGS 1 17,644 16,500 1 8,000 8,000 (8,500) 100-00000-36220 RENTS AND ROYALTIES 4,113 6,909 7,000 - 7,000 5,000 (2,000) Received $7,074 with 30% going to County in 2021100-00000-36230 DONATIONS 998 768 - 998 - - - 100-00000-36290 SALE OF INVESTMENTS - (1,371) - - - - - 100-00000-36400 REFUNDS/REIMBURSEMENTS 4,167 5,170 - 4,167 - - - Copier Lease Refund & Vest Reimbursement100-00000-38050 CABLE FRANCHISE FEE - 50,059 53,000 - 53,000 53,000 - 100-00000-39203 TRANSFER FROM OTHER FUND - 218,872 269,164 - 359,677 454,148 184,984 *Operating Transfer from Water/Sewer for selected PW itemsTOTAL OTHER REVENUE37,657 309,719 349,664 40,618 431,677 524,148 174,484 TOTAL GENERAL FUND REVENUE4,602,127 6,578,741 6,234,500 4,605,088 7,556,450 7,543,367 1,308,867 CITY OF CORCORAN 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments CITY OF CORCORANGENERAL FUND EXPENDITURES GENERAL GOVERNMENTCITY COUNCIL100-41110-50101 FULL-TIME EMPLOYEES - REGULAR 19,260 19,260 19,260 7,800 19,260 19,260 - 100-41110-50122 FICA1,194 1,194 1,195 484 1,195 1,195 - 100-41110-50126 MEDICARE 279 279 280 113 280 280 - 100-41110-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 580 3,089 6,500 3,500 6,500 6,500 - 100-41110-50210 OPERATING SUPPLIES 1,352 1,727 3,000 917 3,000 3,000 - 100-41110-50365 WORKER'S COMPENSATION INSURANCE 67 92 - - - - - TOTAL CITY COUNCIL22,732 25,642 30,235 12,814 30,235 30,235 - COMMUNICATION100-41130-50325 OTHER COMMUNICATION - WEBSITE 975 400 5,000 3,508 5,000 5,000 - 100-41130-50350 PRINTING AND BINDING 7,148 10,007 9,500 7,640 10,000 10,000 500 TOTAL COMMUNICATION8,123 10,407 14,500 11,148 15,000 15,000 500 CITY ADMINISTRATOR100-41320-50101 FULL-TIME EMPLOYEES - REGULAR 126,131 132,279 134,888 106,873 138,944 139,360 4,472 100-41320-50102 FULL-TIME EMPLOYEES - OVERTIME - - - - - - - 100-41320-50121 PERA9,411 9,921 10,117 8,015 10,421 10,452 335 100-41320-50122 FICA7,413 7,344 8,363 5,936 8,615 8,640 277 100-41320-50126 MEDICARE 1,734 1,718 1,956 1,388 2,015 2,021 65 100-41320-50130 EMPLOYER PAID INSURANCE 12,985 10,236 20,407 8,935 22,448 20,414 7 100-41320-50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-41320-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 3,720 1,156 5,500 630 5,500 5,500 - MCMA Conference, ICMA Conference, LMC Conference, Leadership Growth Group, MAMA100-41320-50210 OPERATING SUPPLIES 1,184 638 1,000 1,152 1,200 - (1,000) Moved to Telephone for cell reimbursement and travel expense for mileage reimbursement100-41320-50321 TELEPHONE - - - - - 600 600 100-41320-50331 TRAVEL EXPENSE - - - - - 600 600 100-41320-50365 WORKER'S COMPENSATION INSURANCE 734 964 810 1,927 750 750 (60) 100-41320-50433 DUES AND MEMBERSHIPS 1,075 1,203 1,400 1,257 1,400 1,400 - MN City/County Managers, ICMATOTAL CITY ADMINISTRATOR164,387 165,458 184,441 136,112 191,293 189,737 5,296 ADMINISTRATION100-41400-50101 FULL-TIME EMPLOYEES - REGULAR 227,746 263,711 273,442 229,975 401,643 263,880 (9,562) 100-41400-50102 FULL-TIME EMPLOYEES - OVERTIME - 2,792 5,000 4,888 - - (5,000) 100-41400-50121 PERA17,081 19,988 20,508 17,615 30,123 19,791 (717) 100-41400-50122 FICA14,394 16,163 16,953 14,250 24,902 16,360 (593) 100-41400-50126 MEDICARE 3,366 3,780 3,965 3,333 5,824 3,826 (139) 100-41400-50130 EMPLOYER PAID INSURANCE 55,725 68,270 75,479 58,307 115,007 66,911 (8,568) 100-41400-50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-41400-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 3,599 7,458 12,000 4,739 11,000 7,000 (5,000) 100-41400-50210 OPERATING SUPPLIES 1,799 620 1,750 612 2,250 - (1,750) Move to 100-41900-50210 ($1,000) & 100-41400-331 ($1,250)100-41400-50300 PROFESSIONAL SERVICES 137 - 75,000 - - - (75,000) Hired staff instead of contracting out100-41400-50331 TRAVEL EXPENSE - - - - - 1,250 1,250 Mileage Reimbursement100-41400-50365 WORKER'S COMPENSATION INSURANCE 1,972 2,590 2,205 3,803 2,205 2,205 - 100-41400-50433 DUES AND MEMBERSHIPS 1,448 1,007 1,250 - 1,750 1,000 (250) TOTAL ADMINISTRATION327,267 386,378 487,552 337,521 594,704 382,223 (105,329) ELECTION100-41410-50114 TEMPORARY/SEASONAL EMPLOYEES - - - - - 15,700 15,700 100-41410-50210 OPERATING SUPPLIES 1,420 22,472 2,400 2,224 18,000 2,000 (400) 100-41410-50331 TRAVEL EXPENSE - - - - - 300 300 100-41410-50430 MISCELLANEOUS EXPENSE - 6,119 - - - - - TOTAL ELECTION1,420 28,591 2,400 2,224 18,000 18,000 15,600 FINANCE100-41500-50101 FULL-TIME EMPLOYEES - REGULAR - - - - - 165,723 165,723 Split finance personnel from rest of Admin department, added PT UB clerk100-41500-50102 FULL-TIME EMPLOYEES - OVERTIME - - - - - - - 100-41500-50121 PERA- - - - - 12,429 12,429 100-41500-50122 FICA- - - - - 10,275 10,275 100-41500-50126 MEDICARE- - - - - 2,403 2,403 100-41500-50130 EMPLOYER PAID INSURANCE - - - - - 37,803 37,803 100-41500-50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-41500-50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - - - - 4,000 4,000 100-41500-50300 PROFESSIONAL SERVICES 37,000 41,075 37,000 36,610 43,000 43,000 6,000 Audit Service100-41500-50331 TRAVEL EXPENSE - - - - - - - 100-41500-50365 WORKER'S COMPENSATION INSURANCE - - - - - - - 100-41500-50433 DUES AND MEMBERSHIPS - - - - - 750 750 TOTAL FINANCE37,000 41,075 37,000 36,610 43,000 276,383 239,383 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments CITY OF CORCORANASSESSING100-41550-50210 OPERATING SUPPLIES 876 1,764 1,000 - 1,000 1,000 - 100-41550-50300 PROFESSIONAL SERVICES 72,995 57,204 94,000 94,000 101,000 101,000 7,000 100-41550-50322 POSTAGE- 4 - - - - - TOTAL ASSESSING73,870 58,972 95,000 94,000 102,000 102,000 7,000 LEGAL100-41600-50300 PROFESSIONAL SERVICES 34,152 39,226 34,000 41,932 38,000 38,000 4,000 TOTAL LEGAL34,152 39,226 34,000 41,932 38,000 38,000 4,000 CENTRAL SERVICES100-41900-50200 OFFICE SUPPLIES 6,609 3,745 4,500 3,743 4,750 4,750 250 100-41900-50210 OPERATING SUPPLIES 29,081 24,486 27,500 26,736 28,500 28,500 1,000 Combine with 100-41400-210 & 100-41910-210, then will $9,500 for budget100-41900-50300 PROFESSIONAL SERVICES 24,002 21,254 26,000 30,122 27,500 27,500 1,500 Mental health policy costs ($5,500) and ADP Admin Fee100-41900-50321 TELEPHONE 2,290 2,812 2,500 4,124 2,500 2,500 - 100-41900-50322 POSTAGE 3,435 3,275 3,750 648 4,000 4,000 250 100-41900-50350 PRINTING AND BINDING - - - - - 1,000 1,000 ECM Invoices100-41900-50360 INSURANCE 67,666 78,837 80,000 83,746 88,000 88,000 8,000 100-41900-50380 UTILITY SERVICES 15,115 13,949 16,000 24,226 16,000 9,000 (7,000) Randy's Garbage, Centerpoint Energy100-41900-50381 ELECTRIC UTILITIES - - - - - 19,000 19,000 Wright Hennepin100-41900-50382 WATER & SEWER - - - - - - - Once City connects, this will be the GL account100-41900-50400 REPAIR AND MAINTENANCE - CONTRACT 12,899 13,814 19,500 8,776 19,500 9,500 (10,000) All other100-41900-50401 REPAIR AND MAINT - BUILDINGS - - - - - 8,000 8,000 Cleaning100-41900-50404 REPAIR AND MAINT - MACHINERY/EQUIPMENT - - - - - 2,000 2,000 Service on Generator100-41900-50430 MISCELLANEOUS EXPENSE - 202,520 - - - - - 100-41900-50431 BANKING CHARGES 267 362 400 257 400 400 - 100-41900-50432 CREDIT CARD FEES 6,539 7,765 7,000 8,908 8,000 8,000 1,000 Higher than anticipated credit card activity100-41900-50433 DUES AND MEMBERSHIPS 25,950 25,166 25,000 24,069 25,000 25,000 - 100-41900-50520 BUILDINGS AND STRUCTURES - 5,967 6,000 4,759 6,000 6,000 - 100-41900-50700 TRANSFERS 304,052 337,000 235,000 - 360,000 360,000 125,000 CIP, City hall remodel, transfer to stormwater fund, FEMA mapping and to facility fund100-41900-50810 REFUNDS & REIMBURSEMENT - - - 530 - - - 100-41900-50811 INSURANCE REFUNDS - - - 49,441 - - - 2021 had roof damage - offsets with the insurance claim revenueTOTAL CENTRAL SERVICES497,905 740,953 453,150 270,085 590,150 603,150 150,000 PLANNING & ZONING100-41910-50101 FULL-TIME EMPLOYEES - REGULAR - 13,382 71,240 45,633 98,859 99,005 27,765 Full year new Planner position, new PT admin assistant100-41910-50102 FULL-TIME EMPLOYEES - OVERTIME - - - - - - - 100-41910-50121 PERA- 909 5,343 3,423 7,414 7,425 2,082 100-41910-50122 FICA- 960 4,417 3,004 6,129 6,138 1,721 100-41910-50126 MEDICARE- 225 1,033 703 1,433 1,436 403 100-41910-50130 EMPLOYER PAID INSURANCE - 1,372 8,884 9,503 8,884 20,414 11,530 Family contribution planned for 2022100-41910-50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - 1,500 408 1,500 1,500 - 100-41910-50210 OPERATING SUPPLIES 36 448 1,000 2,097 1,000 - (1,000) moved to -350, recode to specific funds100-41910-50300 PROFESSIONAL SERVICES 73,907 79,407 45,000 75,798 50,000 50,000 5,000 Landform100-41910-50350 PRINTING AND BINDING - - - - - 1,000 1,000 ECM Invoices100-41910-50365 WORKER'S COMPENSATION INSURANCE - 160 370 554 407 407 37 100-41910-50430 MISCELLANEOUS EXPENSE - - - 5,000 - - - 2021 - Grading escrow refunds from prior year revenueTOTAL PLANNING & ZONING73,942 96,864 138,787 146,123 175,626 187,325 48,538 INFORMATION TECHNOLOGY100-41920-50210 OPERATING SUPPLIES 8,800 8,756 15,000 16,078 16,000 16,000 1,000 Additional copier lease100-41920-50221 EQUIPMENT PARTS AND ACCESSORIES - IT 31,561 27,138 35,000 48,903 45,500 45,500 10,500 Annual License Renewals; Watchguard100-41920-50300 PROFESSIONAL SERVICES 66,944 73,248 85,000 75,315 95,000 95,000 10,000 Managed Services; $5,000 increase for Watchguard (body cameras)100-41920-50322 POSTAGE- - - - - - - 100-41920-50520 BUILDINGS AND STRUCTURES - - - - - - - 100-41920-50530 IMPROVEMENTS OTHER THAN BLDGS 8,394 2,072 12,000 6,806 20,000 20,000 8,000 Additional computers for new staff100-41920-50810 REFUNDS & REIMBURSEMENT 8,000 (8,000) - - - - - TOTAL INFORMATION TECHNOLOGY123,699 103,214 147,000 147,103 176,500 176,500 29,500 OTHER FINANCING USES100-49360-50720 INTERFUND TRANSFERS - 525,787 - - - - - TOTAL OTHER FINANCING USES- 525,787 - - - - - TOTAL GENERAL GOVERNMENT 1,364,498 2,222,565 1,624,065 1,235,672 1,974,508 2,018,553 394,488 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments CITY OF CORCORANPUBLIC SAFETYPOLICE100-42100-50101 FULL-TIME EMPLOYEES - REGULAR 750,537 707,101 866,731 544,703 959,398 985,156 118,425 Staff out on leave, Sergeant Added & FT Admin Asst.100-42100-50102 FULL-TIME EMPLOYEES - OVERTIME 20,038 24,893 26,286 49,202 29,572 29,572 3,286 100-42100-50103 FULL-TIME EMPLOYEES - EVENT PAY 18,041 3,611 12,000 6,515 - - (12,000) 100-42100-50111 PART-TIME EMPLOYEES - REGULAR 68,403 67,302 85,011 46,705 119,020 119,020 34,009 Increased PT officer wage, increased CSO hours100-42100-50112 PART-TIME EMPLOYEES - OVERTIME - 150 - - - - - 100-42100-50113 PART-TIME EMPLOYEES - EVENT PAY 9,527 15,763 5,000 18,397 5,000 5,000 - Pass Through Funds Only 100-42100-34201100-42100-50121 PERA131,266 133,616 167,766 105,328 193,824 198,165 30,399 100-42100-50122 FICA3,096 3,777 5,271 3,337 4,483 4,483 (788) 100-42100-50126 MEDICARE 12,245 11,833 14,182 9,457 16,071 16,440 2,258 100-42100-50130 EMPLOYER PAID INSURANCE 156,936 162,749 185,621 143,525 235,249 203,376 17,755 Additional staff; $12,000 PERA Disability Requirement100-42100-50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-42100-50150 WORKERS COMP INSURANCE - - - - - - - 100-42100-50160 LIABILITY INSURANCE - EMPLOYEES - - - - - - - 100-42100-50200 OFFICE SUPPLIES 2,348 2,015 3,600 7,184 3,600 3,600 - business cards to -350100-42100-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 22,717 25,808 26,400 14,633 28,900 28,900 2,500 Lexipol, Driving School, Training Mandates. 100-42100-50209 POLICE RESERVES 3,939 3,385 3,500 78 3,500 3,500 - 100-42100-50210 OPERATING SUPPLIES 9,344 13,675 18,000 21,218 18,000 17,000 (1,000) Business cards to -350100-42100-50212 MOTOR FUELS 26,498 18,410 22,000 21,435 22,000 22,000 - 100-42100-50220 REPAIR AND MAINTENANCE SUPPLIES 9,608 16,196 12,500 8,161 15,700 11,000 (1,500) CSO Fleet Addition100-42100-50223 BUILDING REPAIR SUPPLIES 5,756 5,110 6,500 6,841 7,500 6,500 - Increased repairs needed100-42100-50300 PROFESSIONAL SERVICES 2,585 4,651 7,200 20,812 21,400 21,400 14,200 Combine with -300100-42100-50304 LEGAL FEES 24,939 23,313 27,500 23,614 25,500 25,500 (2,000) 100-42100-50306 INSPECTIONS 4,541 1,671 8,000 999 6,000 6,000 (2,000) 100-42100-50321 TELEPHONE 8,717 9,495 9,500 9,059 9,500 9,500 - 100-42100-50322 POSTAGE34 34 250 68 250 250 - 100-42100-50323 RADIO UNITS 17,361 21,797 20,000 16,125 21,500 21,500 1,500 100-42100-50350 PRINTING AND BINDING - - - - - 800 800 ECM invoices & business cards100-42100-50365 WORKER'S COMPENSATION INSURANCE 44,252 62,769 47,600 71,812 48,000 48,000 400 Higher than anticipated costs due to experience100-42100-50381 ELECTRIC UTILITIES 7,795 9,336 9,500 8,012 9,500 - (9,500) Moved to Emergency Management Department100-42100-50400 REPAIR AND MAINTENANCE - CONTRACT - - - - - 1,000 1,000 Cintas100-42100-50403 REPAIR AND MAINT - VEHICLES - - - - - 4,700 4,700 100-42100-50417 UNIFORMS 8,414 12,440 14,000 12,355 19,000 22,600 8,600 Vest Reimbursement + additional officers100-42100-50433 DUES AND MEMBERSHIPS 2,065 1,892 2,300 3,596 2,800 2,800 500 100-42100-50435 GRANT DISBURSEMENT - - - 50,802 - - - No longer administering grant in 2022100-42100-50490 DONATIONS - - - - - - - 100-42100-50550 MOTOR VEHICLES - - - - - - - 100-42100-50810 REFUNDS & REIMBURSEMENT 1,500 2,929 - 14,173 - - - 100-42100-50811 INSURANCE REFUNDS - - - 746 - - - TOTAL POLICE1,372,499 1,365,723 1,606,218 1,238,891 1,825,267 1,817,762 211,544 POLICE ADMINISTRATION100-42102-50101 FULL-TIME EMPLOYEES - REGULAR 78,617 66,500 93,854 70,443 125,212 125,379 31,525 Increase PT position to full-time100-42102-50102 FULL-TIME EMPLOYEES - OVERTIME 83 407 500 703 500 500 - 100-42102-50121 PERA4,767 5,018 7,077 5,336 9,428 9,441 2,364 100-42102-50122 FICA5,120 4,300 5,850 4,553 7,794 7,804 1,954 100-42102-50126 MEDICARE 1,197 1,006 1,368 1,065 1,823 1,825 457 100-42102-50130 EMPLOYER PAID INSURANCE 17,534 18,387 18,613 15,754 38,131 34,777 16,164 TOTAL POLICE ADMINISTRATION107,318 95,618 127,262 97,854 182,888 179,726 52,464 EMERGENCY MANAGEMENT100-42151-50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - - - - 1,250 1,250 100-42151-50210 OPERATING SUPPLIES - - - - - 5,450 5,450 Code Red100-42151-50381 ELECTRIC UTILITIES - - - - - 600 600 Wright Hennepin100-42151-50404 REPAIR AND MAINT - MACHINERY/EQUIPMENT - - - - - 1,700 1,700 Siren Maintenance Fee100-42151-50433 DUES AND MEMBERSHIPS - - - - - 500 500 AMEM MembershipTOTAL EMERGENCY MANAGEMENT- - - - - 9,500 9,500 FIRE100-42200-50300 PROFESSIONAL SERVICES 348,658 366,103 383,100 333,791 427,000 427,000 43,900 Projected contract increases100-42200-50550 MOTOR VEHICLES - - - - - - - 100-42200-50580 OTHER EQUIPMENT - - 10,000 - 10,000 10,000 - Transfer to fund for future use, new education/inspection programTOTAL FIRE348,658 366,103 393,100 333,791 437,000 437,000 43,900 BUILDING INSPECTION100-42400-50300 PROFESSIONAL SERVICES 335,863 392,953 402,000 292,754 470,000 470,000 68,000 230 new home permits - Metro West only100-42400-50303 ENGINEERING FEES - 665 - 5,651 - - - 100-42400-50437 Surcharges 30,878 44,520 24,500 16,405 39,000 - (24,500) Will pass through Due to Other Gov't Liability account moving forwardTOTAL BUILDING INSPECTION366,741 438,137 426,500 314,810 509,000 470,000 43,500 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments CITY OF CORCORANCODE ENFORCEMENT100-42401-50101 FULL-TIME EMPLOYEES - REGULAR 68,549 70,887 - - - - - 100-42401-50102 FULL-TIME EMPLOYEES - OVERTIME - 609 - - - - - 100-42401-50121 PERA5,141 5,362 - - - - - 100-42401-50122 FICA4,317 4,759 - - - - - 100-42401-50126 MEDICARE 1,076 1,113 - - - - - 100-42401-50130 EMPLOYER PAID INSURANCE 8,339 8,434 - - - - - 100-42401-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 715 - - - - - - 100-42401-50210 OPERATING SUPPLIES 1,318 1,062 - - - - - 100-42401-50300 PROFESSIONAL SERVICES 31,161 33,388 30,000 28,848 20,000 20,000 (10,000) Contract Code Enforcement100-42401-50365 WORKER'S COMPENSATION INSURANCE 488 481 - - - - - 100-42401-50433 DUES AND MEMBERSHIPS - 65 - - - - - TOTAL CODE ENFORCEMENT121,103 126,159 30,000 28,848 20,000 20,000 (10,000) TOTAL PUBLIC SAFETY 2,316,319 2,391,739 2,583,080 2,014,194 2,974,155 2,933,988 350,908 PUBLIC WORKS & PARKSHIGHWAY, STREETS & ROADWAYS100-43100-50101 FULL-TIME EMPLOYEES - REGULAR 451,310 447,427 620,191 472,357 920,398 929,696 309,505 New Development & Operations Supt.; New Admin Asst.100-43100-50102 FULL-TIME EMPLOYEES - OVERTIME 50,050 38,885 39,000 36,436 50,000 50,000 11,000 3 year average100-43100-50121 PERA37,146 36,499 49,439 37,208 72,780 73,477 24,038 100-43100-50122 FICA29,070 29,045 40,870 30,730 60,165 60,741 19,871 100-43100-50126 MEDICARE 6,799 6,793 9,558 7,187 14,071 14,206 4,648 100-43100-50130 EMPLOYER PAID INSURANCE 103,129 109,959 147,536 99,951 223,434 205,844 58,308 100-43100-50140 UNEMPLOYMENT COMPENSATION 2,665 4,949 - - - - - 100-43100-50200 OFFICE SUPPLIES - - 1,000 104 1,000 1,000 - Permit Technician needs100-43100-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 3,736 2,219 7,250 4,311 7,500 7,500 250 Grader training classes; addition of Permit Technician to PW100-43100-50210 OPERATING SUPPLIES 35,373 40,847 30,000 23,534 37,500 31,000 1,000 *100-43100-50212 MOTOR FUELS 42,060 23,578 35,000 29,867 40,000 40,000 5,000 *100-43100-50220 REPAIR AND MAINTENANCE SUPPLIES 49,987 60,997 42,000 39,311 50,000 40,000 (2,000) * Supplies for repair100-43100-50223 BUILDING REPAIR SUPPLIES 9,916 9,452 15,000 17,442 15,000 5,000 (10,000) * Building maintenance costs. Maintenance service contracts moved to -401100-43100-50225 LANDSCAPE/DITCH MATERIALS 22,482 12,362 32,500 19,420 40,000 40,000 7,500 100-43100-50226 SIGN REPAIR MATERIALS 5,671 6,382 7,000 - 7,500 7,500 500 100-43100-50321 TELEPHONE 11,232 11,192 11,500 9,300 11,500 11,500 - *100-43100-50323 RADIO UNITS - - - - - 2,000 2,000 * Radio - Hennepin County100-43100-50350 PRINTING AND BINDING - - - - - 500 500 * ECM100-43100-50360 INSURANCE - - - - - - - 100-43100-50365 WORKER'S COMPENSATION INSURANCE 7,644 15,675 8,700 13,820 9,200 9,200 500 *100-43100-50380 UTILITY SERVICES 16,410 22,497 20,000 12,319 21,000 21,000 1,000 *100-43100-50381 ELECTRIC UTILITIES 4,070 4,221 10,000 7,146 10,000 10,000 - *100-43100-50400 REPAIR AND MAINTENANCE - CONTRACT 137,132 3,400 185,000 142,145 185,000 4,000 (181,000) * Cintas & split remainder between 224 (15k) and 400 (170k) in paved streets department100-43100-50401 REPAIR AND MAINT - BUILDINGS - - - - - 10,000 10,000 * Moved a portion from -223 - Maintenance service contracts. 100-43100-50403 REPAIR AND MAINT - VEHICLES - - - - - 10,000 10,000 * Contracted work100-43100-50417 UNIFORMS 10,056 7,923 11,250 7,969 12,500 12,500 1,250 *100-43100-50430 MISCELLANEOUS EXPENSE - - - - - - - 100-43100-50433 DUES AND MEMBERSHIPS - 373 - 250 - 300 300 100-43100-50810 REFUNDS & REIMBURSEMENT 961 - - 5,720 - - - 100-43100-50811 INSURANCE REFUNDS - - - 50,746 - - - Roof damage - will be offset with the insurance claim revenueTOTAL HIGHWAY, STREETS & ROADWAYS1,036,897 894,674 1,322,794 1,067,271 1,788,548 1,596,964 274,170 PAVED STREETS100-43121-50224 STREET MAINTENANCE MATERIALS 42,398 101,297 69,000 76,565 72,500 15,000 (54,000) Previously Asphalt Maint. In 43100 dept100-43121-50400 REPAIR AND MAINTENANCE - CONTRACT - - - - 10,000 252,500 252,500 Previously Cracked Filling and Seal Coating in 43100 deptTOTAL PAVED STREETS42,398 101,297 69,000 76,565 82,500 267,500 198,500 UNPAVED STREETS100-43122-50224 STREET MAINTENANCE MATERIALS 146,367 156,484 152,500 123,798 172,500 115,000 (37,500) Previously Gravel in 43100 dept100-43122-50400 REPAIR AND MAINTENANCE - CONTRACT 96,953 111,075 110,000 109,565 125,000 182,500 72,500 Previously Gravel and Dust Control in 43100 deptTOTAL UNPAVED STREETS243,320 267,560 262,500 233,364 297,500 297,500 35,000 ICE & SNOW REMOVAL100-43125-50210 OPERATING SUPPLIES 44,909 47,069 50,500 33,172 53,000 53,000 2,500 Salt and Sand - price increase in state contract and additional streets. 100-43125-50300 PROFESSIONAL SERVICES 1,228 504 2,100 142 2,100 2,100 - Snow removal (Maple Grove) - previously in 43100 deptTOTAL ICE & SNOW REMOVAL46,137 47,573 52,600 33,314 55,100 55,100 2,500 ENGINEERING100-43170-50300 PROFESSIONAL SERVICES 30,109 52,516 35,000 166,375 50,000 50,000 15,000 Most costs need to be allocated to project funds100-43170-50303 ENGINEERING FEES - - - 1,397 - - - 100-43170-50309 WATERSHED LGU 4,678 17,605 10,000 14,807 10,000 10,000 - LGU wetland services. TOTAL ENGINEERING34,787 70,121 45,000 182,579 60,000 60,000 15,000 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments CITY OF CORCORANRECYCLING100-43201-50210 OPERATING SUPPLIES 3,238 - 3,500 2,980 3,500 3,500 - 100-43201-50300 PROFESSIONAL SERVICES 9,430 11,778 9,000 6,080 10,000 10,000 1,000 Provider to Managing Billing/Balance City Subsidy. TOTAL RECYCLING12,668 11,778 12,500 9,060 13,500 13,500 1,000 RECREATION100-45100-50101 FULL-TIME EMPLOYEES - REGULAR - - - - - 32,801 32,801 Park/Rec Coordinator split 50% with Parks100-45100-50102 FULL-TIME EMPLOYEES - OVERTIME - - - - - - - 100-45100-50121 PERA- - - - - 2,460 2,460 Park/Rec Coordinator split 50% with Parks100-45100-50122 FICA- - - - - 2,033 2,033 Park/Rec Coordinator split 50% with Parks100-45100-50126 MEDICARE- - - - - 475 475 Park/Rec Coordinator split 50% with Parks100-45100-50130 EMPLOYER PAID INSURANCE - - - - - 8,694 8,694 Park/Rec Coordinator split 50% with Parks100-45100-50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - - - - 900 900 Moved from Recreation Program (100-45200-261)100-45100-50210 OPERATING SUPPLIES - - - - - 28,180 28,180 Moved from Recreation Program (100-45200-261)100-45100-50300 PROFESSIONAL SERVICES - - - - - 2,130 2,130 moved from Parks (100-45200-300)TOTAL RECREATION- - - - - 77,673 77,673 PARKS100-45200-50101 FULL-TIME EMPLOYEES - REGULAR 60,656 83,573 103,052 80,114 119,426 86,729 (16,323) New PT Program Coordinator, Park/Rec Coordinator split 50% with Rec100-45200-50102 FULL-TIME EMPLOYEES - OVERTIME 1,416 1,433 - 1,066 - - - 100-45200-50121 PERA1,942 4,118 4,494 3,467 4,912 2,460 (2,034) Park/Rec Coordinator split 50% with Rec100-45200-50122 FICA3,820 5,489 6,389 5,258 7,404 5,378 (1,011) Park/Rec Coordinator split 50% with Rec100-45200-50126 MEDICARE 893 1,284 1,494 1,230 1,732 1,258 (236) Park/Rec Coordinator split 50% with Rec100-45200-50130 EMPLOYER PAID INSURANCE - 11,540 17,332 11,699 19,065 8,694 (8,638) Park/Rec Coordinator split 50% with Rec100-45200-50140 UNEMPLOYMENT COMPENSATION 100 17 - - - - - 100-45200-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 30 - 350 55 400 400 50 MRPA Conference, other trainings100-45200-50210 OPERATING SUPPLIES 56,782 21,967 25,000 16,437 27,500 27,500 2,500 100-45200-50221 EQUIPMENT PARTS AND ACCESSORIES - IT 19,475 37,015 20,000 29,282 30,000 30,000 10,000 100-45200-50261 RECREATION PROGRAMMING 241 4,529 25,500 13,271 40,400 - (25,500) 2022 created recreation department 100-45200-50300 PROFESSIONAL SERVICES 3,639 1,348 2,500 768 2,500 370 (2,130) Moved portion to recreation department100-45200-50321 TELEPHONE 765 842 750 470 800 800 50 100-45200-50365 WORKER'S COMPENSATION INSURANCE 9,256 13,504 10,200 15,281 10,500 10,500 300 100-45200-50380 UTILITY SERVICES 5,787 4,520 5,500 4,727 5,500 4,000 (1,500) 100-45200-50381 ELECTRIC UTILITIES - - - - - 1,500 1,500 Wright Hennepin100-45200-50382 WATER & SEWER - - - - - 2,500 2,500 City utility bills for water at parks100-45200-50417 UNIFORMS- - - - - - - 100-45200-50433 DUES AND MEMBERSHIPS 410 - 400 800 500 500 100 100-45200-50520 BUILDINGS AND STRUCTURES - - - - - - - 100-45200-50530 IMPROVEMENTS OTHER THAN BLDGS 41,749 39,312 40,000 38,810 40,000 40,000 - 100-45200-50810 REFUNDS & REIMBURSEMENT - - - 2,210 - - - TOTAL PARKS206,962 230,491 262,961 224,946 310,639 222,589 (40,372) TOTAL PUBLIC WORKS & PARKS 1,623,169 1,623,493 2,027,355 1,827,099 2,607,787 2,590,826 563,471 ALL GENERAL FUND EXPENDITURE5,303,987 6,237,798 6,234,500 5,076,965 7,556,450 7,543,367 1,308,867 2019 2020 2021 2021 2022 Proposed Changes Proposed 2021/2022G/L AccountDescription Actual Actual Budget 10/31/21 Actual Preliminary Budget 2022 Budget Budget Difference Comments CITY OF CORCORANDEBT SERVICEEQUIPMENT CERTIFICATE FUNDDisbursements Equipment Certificate Fiscal Agent Fees / Issuing FeesPrincipal Principal & Interest-2008- - - Principal & Interest-2010- - - Principal & Interest-201244,914 44,389 48,904 - - (48,904) Principal & Interest-201452,916 52,878 Principal & Interest-2016 Equip36,330 36,015 35,385 39,690 39,690 4,305 Principal & Interest-2018 Equip81,900 80,010 79,065 81,323 81,323 2,258 Principal & Interest-2018 Debt Service39,454 37,406 36,304 32,996 32,996 (3,308) Principal & Interest-2018 Abatement68,250 73,500 73,500 78,750 78,750 5,250 Principal & Interest-2020 Equip100,905 104,475 104,475 3,570 Total Principal & Interest323,764 324,198 374,063 337,234 337,234 (36,829) Required 5% overageTotal323,764 324,198 374,063 337,234 337,234 (36,829) Facility Expansion (Public Works) 2012BPrincipal & Interest229,044 231,617 223,523 222,485 222,485 (1,039) Required 5% OverageTotal229,044 231,617 223,523 222,485 222,485 (1,039) COMBINED DEBT SERVICE EXPENDITURES552,808 555,815 597,586 559,718 559,718 (37,867) 2,786,482 4,067,936 4,447,791 2,786,482 5,169,128 5,110,294 662,503 14.895%4,602,127 6,578,741 6,234,500 4,605,088 7,556,450 7,543,367 1,308,867 552,808 555,815 597,586 - 559,718 559,718 (37,867) 5,154,935 7,134,556 6,832,086 4,605,088 8,116,168 8,103,085 1,271,000 5,856,795 6,793,613 6,832,086 5,076,965 8,116,168 8,103,085 1,271,000 (701,859) 340,943 - (471,877) - - 4,262,937 4,660,559 5,045,377 5,728,846 5,670,012 624,636 Total Property Tax Levy + Debt Serv Tax Levy3,710,129 4,104,744 4,447,791 5,169,128 5,110,294 662,503 2,786,482 4,067,936 - 2,786,482 - - - REVENUE - EXPENSETOTAL PROPERTY TAX REVENUETOTAL GENERAL FUND REVENUETOTAL DEBT SERVICE TAX LEVYTOTAL ALL REVENUESTOTAL ALL EXPENSESTOTAL CERTIFIED LEVY (INCLUDES DEBT SERVICE)TOTAL PROPERTY TAX LEVYTOTAL PROPERTY TAX COLLECTED STAFF REPORT Agenda Item 9b. Council Meeting: November 22, 2021 Prepared By: Maggie Ung Topic: Draft 2022 Water and Sewer Budgets Action Required: Direction Summary: Attached to this report are draft 2022 budgets for the water and sanitary sewer funds. The budgets were created based upon the assumptions of the City’s Financial Management Plan. Changes to the water fund revenue budget for 2022 includes an increase in water trunk revenue, an increase of $529,140 from 2021. In the sewer fund revenue budget, the major change is the removal of the SAC revenue, which offsets with the removal of the expenditure. SAC revenue and fees will be tracked separately in a liability account. Depreciation of $250,000 is included in the 2022 budget for each fund. Another addition affecting both the water and sewer funds is an operating transfer to the General Fund for related Public Works expenditure, capturing 10% of those expenditure in each fund for a total of 20%. With the transition to BS&A accounting software, staff is also recommending some updates to the general ledger accounts and descriptions. Staff requests the City Council provide any feedback prior to adopting the budget at the December 9, 2021 meeting. Due to the limited experience with the system, it is likely that budget variances will occur. Financial/Budget: The Financial Management Plan showed both funds having net income for 2022. Staff is pleased to share that after reviewing revenues and expenditures in a more detailed manner, both funds are projected to be positive for 2022. Water Fund Sanitary Sewer Fund Revenue $ 2,292,530 $ 1,175,360 Expenditures $ 1,961,375 $ 851,295 Difference $ 331,155 $ 324,066 Options: 1. Direct staff to complete the draft budgets as presented. 2. Direct staff to make changes to the draft budgets. Recommendation Direct staff to complete the draft budgets as presented. Council Action: Consider a motion to direct staff to complete the draft budgets as presented. Attachments: 1. Water Fund – 2022 Draft Budget 2. Sanitary Sewer Fund – 2022 Draft Budget REVENUECurrent GLAccountDescription 2020 Actual 2021 Budget YTD 10/31/2021 2022 Budget CommentBS&A Transition - Recommended G/L AccountRecommended Description601-49400-36100 Special Assessments 7,362 - - - 601-00000-36100 SPECIAL ASSESSMENTS601-49400-36202 Developer Contribution - 500 - - 601-00000-36232 DEVELOPER CONTRIBUTION601-49400-36210 Interest Earnings 26,990 15,000 - 15,000 601-00000-36210 INTEREST EARNINGS601-49400-36233 Refunds/Reimbursements 8,589 - (376) - 601-00000-36400 REFUNDS/REIMBURSEMENTS601-49400-37100 Hydrant Sales - 500 - 500 601-00000-37102 BULK WATER SALES601-49400-37110 Water Residential Usage 183,880 328,020 217,577 465,050 2022 based on 730 homes first half of year and 849 second half of year601-00000-37110 WATER RESIDENTIAL USAGENEW Water Multi-Residential - - - - 601-00000-37120 WATER MULTI-RESIDENTIAL601-49400-37120 Water Commercial/Industrial 10,133 11,301 10,134 21,194 2022 Budget based on 31 users601-00000-37130 WATER COMMERCIAL/INDUSTRIAL601-49400-37130 Water Trunk Charges 303,582 193,740 203,967 722,880 30 acres in SE Corcoran, 30 acres in NE Corcoran601-00000-37180 WATER TRUNK CHARGES601-49400-37150 Water Access Charges (Wac) 273,655 180,412 274,554 298,928 238 new homes at $1,256601-00000-37170 WATER ACCESS CHARGES (WAC)601-49400-37160 Water Penalties - - - - 601-00000-37160 WATER PENALTIES601-49400-37170 Water Meters 85,290 55,500 83,246 89,250 238 new homes with water meters at $375601-00000-37101 WATER METERS601-49400-37180 Water Connection/Inspection Fee - - - - 601-00000-37150 WATER CONNECTION/INSPECTION FEE601-49400-37190 Maple Grove Connection 637,259 402,560 601,776 679,728 238 new homes at $2,856601-00000-37155 MAPLE GROVE CONNECTION601-49400-39200 Transfer From Other Fund - - - - 601-00000-39203 TRANSFER FROM OTHER FUND601-49400-39700 Capital Contributions Gov Act - - - - 601-00000-39700 CAPITAL CONTRIBUTIONS GOV ACTTotal Revenue 1,536,740 1,187,533 1,390,878 2,292,530 EXPENDITURECurrent GLAccountDescription 2020 Actual 2021 Budget YTD 10/31/2021 2022 Budget CommentBS&A Transition - Recommended G/L AccountRecommended Description601-49360-720 Operating Transfers 109,436 134,582 - 203,926 Payment to general fund for staff time601-49400-50720 INTERFUND TRANSFERS601-49400-100 Wages and Salaries (General) - - - - 601-49400-50101 FULL-TIME EMPLOYEES - REGULAR601-49400-110 Overtime - - - - 601-49400-50102 FULL-TIME EMPLOYEES - OVERTIME601-49400-121 PERA - - - - 601-49400-50121 PERA601-49400-122 FICA - - - - 601-49400-50122 FICA601-49400-126 Medicare - - - - 601-49400-50126 MEDICARE601-49400-130 Employer Paid FSA - - - - 601-49400-50130 EMPLOYER PAID INSURANCE601-49400-131 Employer Paid Health - - - - 601-49400-50130 EMPLOYER PAID INSURANCE601-49400-132 Medical Cafeteria Plan - - - - 601-49400-50130 EMPLOYER PAID INSURANCE601-49400-133 Employer Paid H S A - - - - 601-49400-50130 EMPLOYER PAID INSURANCE601-49400-134 Employer Paid HRA - - - - 601-49400-50130 EMPLOYER PAID INSURANCE601-49400-200 Office Supplies (General) - 100 - - 601-49400-50200 OFFICE SUPPLIES601-49400-208 Training and Instruction 625 1,500 1,750 1,500 601-49400-50207 TRAINING AND INSTRUCTIONAL SUPPLIES601-49400-210 Operating Supplies (General) 3,500 6,700 4,125 6,700 $5,000 towards storz retrofit plan601-49400-50210 OPERATING SUPPLIES601-49400-212 Motor Fuels - - - - 601-49400-50212 MOTOR FUELS601-49400-215 Water Meters 102,788 50,320 95,366 80,920 238 meters at $340 each601-49400-50227 UTILITY SYSTEM MAINTENANCE SUPPLIES601-49400-216 Chemicals - - - - 601-49400-50216 CHEMICALS601-49400-220 Repair/Maint Supply (General) - 25,000 - 25,000 601-49400-50220 REPAIR AND MAINTENANCE SUPPLIES601-49400-234 Inspections 5,634 - 8,712 10,000 Utility Connections for the developments601-49400-50306 INSPECTIONS601-49400-300 Professional Srvs (GENERAL) 5,785 5,000 10,977 8,000 Banyon, Water Connection fee to MN Dept of Health, Ferguson601-49400-50300 PROFESSIONAL SERVICES601-49400-303 Engineering Fees 128,749 125,000 20,073 125,000 Water service planning601-49400-50303 ENGINEERING FEES601-49400-304 Legal Fees 570 3,000 - 3,000 601-49400-50304 LEGAL FEES601-49400-310 Other Professional Services 1,192,154 453,742 710,003 730,910 $39,403 Water service contract; $11,779 payment for DT MG agreement ; $679,728 pass through connection fee601-49400-50310 OTHER PROFESSIONAL SERVICES601-49400-311 Water Purchased 84,625 166,117 13,345 231,780 800 homes at 105,000 gallons, 31 non-residential at 143,000 gallons total + 15% unbilled/unmetered at $2.2791/thousand gallons601-49400-50311 WATER PURCHASED601-49400-321 Telephone - - - - 601-49400-50321 TELEPHONENEW Postage - - - 2,000 UPS - water sample testing, utility bills601-49400-50322 POSTAGE601-49400-352 General Notices and Pub Info - - - 100 601-49400-50350 PRINTING AND BINDING601-49400-360 Insurance (GENERAL) - 500 523 550 601-49400-50360 INSURANCE601-49400-364 Workers Comp Insurance - - - - 601-49400-50365 WORKER'S COMPENSATION INSURANCECITY OF CORCORAN2022 DRAFT BUDGET - WATER FUND CITY OF CORCORAN2022 DRAFT BUDGET - WATER FUND601-49400-380 Utility & Services (GENERAL) 2,136 2,500 1,942 2,500 Utility locates601-49400-50380 UTILITY SERVICES601-49400-400 Repairs & Maint Cont (GENERAL) - 1,500 - 1,500 601-49400-50400 REPAIR AND MAINTENANCE - CONTRACT601-49400-420 Depreciation 106,461 - - 250,000 601-49400-50420 DEPRECIATION601-49400-432 Credit Card Fees - 2,000 - 7,000 Based on Invoice Cloud cost analysis601-49400-50432 CREDIT CARD FEES601-49400-433 Dues and Memberships 343 1,000 518 1,000 601-49400-50433 DUES AND MEMBERSHIPS601-49400-510 Land - 100,000 131,022 - 2021 Well Site Purchase601-49400-50510 LAND601-49400-520 Buildings and Structures - - - - 601-49400-50520 BUILDINGS AND STRUCTURES601-49400-530 Improvements Other Than Bldgs 71,823 - 31,055 - 601-49400-50530 IMPROVEMENTS OTHER THAN BLDGS601-49400-550 Motor Vehicles - - - - 601-49400-50550 MOTOR VEHICLES601-49400-570 Office Equip and Furnishings - - - - 601-49400-50570 OFFICE EQUIP AND FURNISHINGS601-49400-580 Other Equipment - - - - 601-49400-50580 OTHER EQUIPMENTNEW Bond Principal - - - 189,700 Per 2014B, 2016A and 2020A payment schedules601-49400-50601 BOND PRINCIPAL601-49400-610 Interest 38,450 89,556 59,251 59,670 Per 2014B, 2016A and 2020A payment schedules601-49400-50610 DEBT SERVICE INTEREST601-49400-611 Bond Issuance Costs 27,305 - - - 601-49400-50611 BOND ISSUANCE COSTS601-49400-720 Operating Transfers 25,640 - - 20,620 Transfer in 10% of selected PW expenditures601-49400-50720 INTERFUND TRANSFERSTotal Expenditure 1,906,024 1,168,117 1,088,661 1,961,375 Revenue less Expense (369,284) 19,416 302,217 331,155 REVENUECurrent GLAccountDescription 2020 Actual 2021 Budget YTD 10/31/2021 2022 Budget CommentBS&A Transition - Recommended G/L AccountRecommended Description602-49450-36100 Special Assessments1,841 - - - 602-00000-36100 SPECIAL ASSESSMENTS 602-49450-36200 Miscellaneous Revenues- - 1,168 2,500 SAC discount for early submittal 602-00000-36200 MISCELLANEOUS REVENUES 602-49450-36210 Interest Earnings8,053 7,000 - 7,000 602-00000-36210 INTEREST EARNINGS 602-49450-36233 Refunds/Reimbursements24,608 - - - 602-00000-36400 REFUNDS/REIMBURSEMENTS 602-49450-37210 Sewer Residential193,573 385,834 166,074 411,166 2022 based on 730 homes first half of year and 849 second half of year, added in Maple Hills Estate 602-00000-37210 SEWER RESIDENTIAL NEW Sewer Multi-Residential- 602-00000-37220 SEWER MULTI-RESIDENTIAL 602-49450-37220 Sewer Commercial/Industrial12,464 13,000 9,713 14,560 2022 Budget based on 26 users 602-00000-37230 SEWER COMMERCIAL/INDUSTRIAL 602-49450-37230 Sewer Trunk Charges331,078 215,670 657,879 444,300 30 acres SE + 30 acres NE @ $7,405 per acre 602-00000-37280 SEWER TRUNK CHARGES 602-49450-37260 Sewer Penalties- - - - 602-00000-37260 SEWER PENALTIES 602-49450-37270 Sewer Access Charges-Met Coun.- 367,780 627,708 - Will book in liability account going forward - pass through as Due to Other Government 602-00000-20800 DUE TO OTHER GOVERNMENTS 602-49450-37275 Sewer Access Charges-City3,198 180,412 3,198 295,834 238 users at $1,243 602-00000-37275 SEWER ACCESS CHARGES-CITY 602-49450-37280 Sewer Install/Inspect Fee- - - - 602-00000-37250 SEWER CONNECTION/INSPECTION FEE 602-49450-39200 Transfer From Other Fund- - - - 602-00000-39203 TRANSFER FROM OTHER FUND 602-49450-39700 Capital Contributions Gov Act- - - - 602-00000-39700 CAPITAL CONTRIBUTIONS GOV ACT Total Revenue 574,815 1,169,696 1,465,740 1,175,360 EXPENDITURECurrent GLAccountDescription 2020 Actual 2021 Budget YTD 10/31/2021 2022 Budget CommentBS&A Transition - Recommended G/L AccountRecommended Description602-49360-720 Operating Transfers109,436 134,582 - 203,926 Payment to general fund for staff time, switch to dept 49450 602-49450-50720 INTERFUND TRANSFERS 602-49450-100 Wages and Salaries (General)- - - - 602-49450-50101 FULL-TIME EMPLOYEES - REGULAR 602-49450-110 Overtime- - - - 602-49450-50102 FULL-TIME EMPLOYEES - OVERTIME 602-49450-121 PERA- - - - 602-49450-50121 PERA 602-49450-122 FICA- - - - 602-49450-50122 FICA 602-49450-126 Medicare- - - - 602-49450-50126 MEDICARE 602-49450-130 Employer Paid FSA- - - - 602-49450-50130 EMPLOYER PAID INSURANCE 602-49450-131 Employer Paid Health- - - - 602-49450-50130 EMPLOYER PAID INSURANCE 602-49450-132 Medical Cafeteria Plan- - - - 602-49450-50130 EMPLOYER PAID INSURANCE 602-49450-133 Employer Paid H S A- - - - 602-49450-50130 EMPLOYER PAID INSURANCE 602-49450-134 Employer Paid HRA- - - - 602-49450-50130 EMPLOYER PAID INSURANCE 602-49450-200 Office Supplies (GENERAL)- 100 - - 602-49450-50200 OFFICE SUPPLIES 602-49450-208 Training and Instruction625 1,000 - 1,100 602-49450-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 602-49450-210 Operating Supplies (GENERAL)1,613 1,700 5,038 3,000 Postage was previously coded here 602-49450-50210 OPERATING SUPPLIES 602-49450-212 Motor Fuels- - - - 602-49450-50212 MOTOR FUELS 602-49450-216 Chemicals- - - - 602-49450-50216 CHEMICALS 602-49450-220 Repair/Maint. Supply (GENERAL)- 25,000 325 20,000 602-49450-50220 REPAIR AND MAINTENANCE SUPPLIES 602-49450-234 Inspections5,634 - 8,712 5,000 602-49450-50306 INSPECTIONS 602-49450-300 Professional Srvs (GENERAL)693 12,000 1,342 12,000 Sewer cleaning 602-49450-50300 PROFESSIONAL SERVICES 602-49450-303 Engineering Fees8,972 15,000 3,255 15,000 602-49450-50303 ENGINEERING FEES 602-49450-304 Legal Fees- 1,000 - 1,000 602-49450-50304 LEGAL FEES 602-49450-310 Other Professional Services1,341 367,780 575,851 - This should be a liability account - pass through as Due to Other Government 602-00000-20800 DUE TO OTHER GOVERNMENTS 602-49450-312 MCES Sewage Treatment48,924 74,556 55,917 139,713 per Met Council 602-49450-50312 MCES SEWAGE TREATMENT 602-49450-321 Telephone- - - - 602-49450-50321 TELEPHONE NEW Postage- - - 2,500 Postage 602-49450-50322 POSTAGE 602-49450-352 General Notices and Pub Info- 100 - 100 602-49450-50350 PRINTING AND BINDING 602-49450-360 Insurance (GENERAL)- 500 523 500 602-49450-50360 INSURANCE 602-49450-364 Workers Comp Insurance- - - - 602-49450-50365 WORKER'S COMPENSATION INSURANCE 602-49450-380 Utility & Services (GENERAL)5,692 5,500 5,447 6,000 Lift station electric; utility locates 602-49450-50380 UTILITY SERVICES CITY OF CORCORAN2022 DRAFT BUDGET - SEWER FUND CITY OF CORCORAN2022 DRAFT BUDGET - SEWER FUND602-49450-400 Repairs & Maint Cont (GENERAL)1,957 3,000 3,183 3,000 602-49450-50400 REPAIR AND MAINTENANCE - CONTRACT 602-49450-420 Depreciation208,951 - - 250,000 602-49450-50420 DEPRECIATION 602-49450-431 Misc Expense- - - - 602-49450-50430 MISCELLANEOUS EXPENSE 602-49450-432 Credit Card Fees- 2,000 - 7,000 Based on Invoice Cloud cost analysis 602-49450-50432 CREDIT CARD FEES 602-49450-433 Dues and Memberships69 1,000 - 1,000 602-49450-50433 DUES AND MEMBERSHIPS 602-49450-510 Land- - - - 602-49450-50510 LAND 602-49450-520 Buildings and Structures- - - - 602-49450-50520 BUILDINGS AND STRUCTURES 602-49450-530 Improvements Other Than Bldgs- - - - 602-49450-50530 IMPROVEMENTS OTHER THAN BLDGS 602-49450-550 Motor Vehicles- - - - 602-49450-50550 MOTOR VEHICLES 602-49450-570 Office Equip and Furnishings- - - - 602-49450-50570 OFFICE EQUIP AND FURNISHINGS 602-49450-580 Other Equipment- - - - 602-49450-50580 OTHER EQUIPMENT NEW Bond Principal- - - 110,300 Per 2014B and 2016A bond payment schedule 602-49450-50601 BOND PRINCIPAL 602-49450-610 Interest44,373 64,913 43,663 49,536 Per 2014B and 2016A bond payment schedule 602-49450-50610 DEBT SERVICE INTEREST 602-49450-611 Bond Issuance Costs- - - - 602-49450-50611 BOND ISSUANCE COSTS 602-49450-720 Operating Transfers39,440 - - 20,620 Transfer in 10% of selected PW expenditures 602-49450-50720 INTERFUND TRANSFERS 602-49450-810 Refunds/Reimbursement- - 14 - 602-49450-50810 REFUNDS & REIMBURSEMENT Total Expenditure 477,719 709,731 703,270 851,295 Revenue less Expense 97,097 459,965 762,470 324,066 STAFF REPORT Agenda Item 10a. Council Meeting: November 22, 2021 Prepared By: Brad Martens Topic: Resolution Creating Amending Job Descriptions Action Required: Approval Summary: As the City continues to grow at a significant pace, it is necessary at times to add positions and amend the organizational structure. Attached to thi s report is a resolution to create and amend job descriptions as planned and discussed by the City Council in previous meetings. This resolution does not include the proposed additions and changes in the Public Works Department. Those items will be presented for approval at a future meeting. Financial/Budget: Costs related to the positions are included in the 2022 budget which will be formally adopted in December. Options: 1. Approve the resolution creating and amending job descriptions as presented. 2. Approve the resolution creating and amending job descriptions with amendments. 3. Send back to staff for further review. Recommendation: Approve the resolution creating and amending job descriptions as presented. Council Action: Consider a motion to approve the resolution creating and amending job descriptions as presented. Attachments: 1. Resolution 2021-132 creating and amending job descriptions for the City of Corcoran. City of Corcoran November 22, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-132 Page 1 of 1 Motion By: Seconded By: A RESOLUTION CREATING AND AMENDING JOB DESCRIPTIONS FOR THE CITY OF CORCORAN WHEREAS, the City of Corcoran has an existing organizational structure which must be adjusted as the City grows in order to meet the needs of the community; and WHEREAS, the City desires to create and amend job descriptions as outlined in this resolution. NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Corcoran: 1. The City establishes a new part-time position titled Program Coordinator and approves the job description; 2. The City establishes a new position titled Recreation Supervisor, approves the job description, and appoints Jessica Christensen Buck to that position, effective January 1, 2022 at Grade 10 in the 6-month Step; for the purpose of benefit accruals, all existing years of service continue to this new position; 3. The City establishes a new part-time position titled Administrative Assistant – Planning and approves the job description; 4. The amended job description of Planner is approved. 5. Amy Fadden is appointed to the full-time position of Administrative Assistant for the Police Department effective January 1, 2022 at Grade 6 in the Start Step. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of November, 2021. ________________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Jessica Beise – Administrative Services Director STAFF REPORT Agenda Item 10b. Council Meeting: November 22, 2021 Prepared By: Director Matt Gottschalk Topic: Training Opportunity- FBI National Academy Action Required: Approval Summary: The FBI National Academy is an immersive graduate level training recognized as one of the premier law enforcement leadership programs in the world. It is a 10-week residential training program held in Quantico, Virginia. The program is limited to law enforcement leaders with the rank of lieutenant or higher and attendees must be sponsored by their employing agency. This training is specifically designed for state and local law enforcement leaders as a service to their communities. I have recently been notified of my invitation to attend an upcoming session of the FBI National academy from April 4, 2022, through June 9, 2022. The waiting list for this program is several years long. I was first added to the National Academy nomination list in 2014 but withdrew to accept my position with the City of Corcoran. I re-entered the nomination list with the City of Corcoran in September of 2019. While attending the Academy, the FBI covers the cost of tuition, lodging, some transportation, and weekday meals. The sponsoring law enforcement agencies are responsible for the employee’s wages, benefits, and other meals and travel costs. If approved, I would be driving my city squad car to the academy. It is also customary for agencies to provide one round trip flight home during the academy, per diems to cover meal costs during the weekends, and a uniform allowance. In my absence, Lt. Burns would be able to handle the day-to-day administration of the Police Department with support from the sergeants. I would be available during off-time hours and checking in regularly with Lt. Burns. Corcoran’s previous Police Chief, Sean Gormley, attended the FBI National academy in 2010. There are still some program variables that could influence my attendance during these dates, but at this time I am seeking Council approval to confirm my availability and authorization to attend this opportunity with the FBI National Academy. Financial/Budget: A majority of the costs associated with attendance at the FBI National Academy would be paid for out of the police department’s training budget. Costs would include vehicle usage, fuel, approximately $450 for roundtrip airfare, $1,180 per diem for weekend meals (GSA Rate $59/day x 20 days), and $350 in uniform expenses. Staff Report—November 22, 2021 Council Meeting Prepared by Director Gottschalk Page 2 Approximately $1,000 of these expenses will be a training offset, as I would not be attending the annual Minnesota Chiefs of Police Association conference. The net cost is substantially less expensive than other police command schools like the Southern Police Institute or Northwestern University Law Enforcement Management programs. Options: 1. Authorize the Director of Public Safety to attend the FBI National Academy in 2022. 2. Provide staff with other direction. Recommendation: Authorize the Director of Public Safety to attend the FBI National Academy in 2022. Council Action: Consider a motion to authorize the Director of Public Safety to attend the FBI National Academy in 2022. Attachments: None STAFF REPORT Agenda Item 10c. Council Meeting: November 22, 2021 Prepared By: Director Matt Gottschalk Topic: 2022 Police Staffing Action Required: Authorization Summary: The police department has historically maintained a very thin margin of full-time staff to meet the 24-hour police patrol needs of the community. The department was successful in this approach by maintaining a robust cadre of part-time police officers, capitalizing on the flexibility of our police officers, and utilizing assistance from neighboring communities. Over the past several years the profession and the city have seen a dramatic decline in the number of police officers willing to take on part-time work. The number of part-time officers has declined. Additionally, training demands and staff workload have reduced officer flexibility. Other agencies have experienced the same pressures and do not have the bandwidth to continue offering regular support outside of their community. In addition to these factors, even as staffing authorizations have increased, the police department is frequently seeing long term leave scenarios from police officers having a serious impact on staffing levels. The following chart shows the number of vacant police positions per given month over the past three years due to leave or separation. Green shading indicates a fully staffed department. As you can see, the police department has only been fully staffed for four out of the past 36 months. When an officer is out on leave, the police department is unable to refill their position, as they may return to duty. The overall staffing/growth plan was designed from the lens of supporting community growth but did not account for the unanticipated reduction in part-time workforce, increased training requirements, decreased flexibility, and other societal factors. Existing staff planning has anticipated the addition of two full- time patrol officers in 2023. The reduced number of patrol officers available to cover shifts has required the remaining patrol officers to have leave time denied and their shifts changed frequently to meet the patrol coverage needs. Staff Report—November 22, 2021 Council Meeting Prepared by Director Gottschalk Page 2 A significant portion of the wages for officers on leave in 2021 has been covered by insurance policies. This has resulted in a fairly significant budget surplus. Staff does not know when or if the staff on leave will return to duty. Due to these absences and the consistently understaffed state of the department, staff is proposing a staffing modification for 2022. Staff is proposing a one-time budget transfer of 2021 surplus funds to staff one additional full-time permanent police officer position in 2022 in advance of its planned 2023 addition. If the Council authorizes the position for 2022, staff will plan to proceed with the planned addition of only one more police officer in 2023. Financial/Budget: The starting compensation of the new hire will be dependent on lateral entry considerations and elected benefits. The anticipated budget impact will be between $111,000 – $125,000. Options: 1. Authorize staff to add one full time permanent Police Officer position in 2022 and begin the Police Officer hiring process. 2. Provide staff with other direction. Recommendation: Authorize staff to add one full time permanent Police Officer position in 2022 and begin the Police Officer hiring process. Council Action: 1. Consider a motion to authorize staff to add one full time permanent Police Officer position in 2022 and begin the Police Officer hiring process. Attachments: None STAFF REPORT Agenda Item 10d. Council Meeting: November 22, 2021 Prepared By: Brad Martens Topic: Schedule Work Session – Water Supply Planning Action Required: Schedule Work Session Summary: It is recommended that the Council schedule a work session on December 9th to continue progress on water supply planning. Financial/Budget: Costs for preparing and following up on work session items are included in the approved preliminary design proposal. Options: 1. Schedule a work session for 5:30 pm on December 9, 2021 2. Schedule a work session for a different day and time. Recommendation: Schedule a work session for 5:30 pm on December 9, 2021 Council Action: Mayor to schedule a work session for 5:30 pm on December 9, 2021 Attachments: None STAFF REPORT Agenda Item 11a. Council Meeting: November 22, 2021 Prepared By: Jessica Christensen Buck Topic: City Park Master Plan Update Action Required: Direction Summary: The City Park update plan has been proposed and worked on by staff for a few years. During this time, the project has gone to the Parks and Trails Commission and the City Council multiple times. Wenck (now Stantec), provided various preliminary budgets and designs for the park throughout the planning process. The most recent budget and design are provided as attachments to this report. At this point, staff is recommending that due to the need for additional funds before continuing with the project, staff will proceed to secure additional funding through grants, sponsorships, etc. Additionally, staff would like to acquire supplementary feedback from the public to ensure the needs and desires of new residents are being planned for. Staff collected public input in 2018, but since then there have been many new residents that have moved into the City. Staff is requesting approval to acquire additional feedback through virtual and in -person means (i.e. public input at City Hall, going directly to developments, online survey, etc.). The proposed timeline for the project would be as follows: • December 2021: Choose dates and times for in-person feedback, coordinate with home owner associations for resident feedback, form online survey, etc. • January 2022 – July 2022: Open online survey for feedback, email those subscribed to parks and recreation updates, visit developments, host in -person public input session, etc. • August 2022: Provide Stantec with relevant information for updates to the budget and design. Receive plans and budget; get any necessary clarification before preparing the information for the Parks and Trails Commission and City Council meetings. • September 2022: Plans, budget, and general update to go to the Parks and Trails Commission and City Council for approval. • October 2022: Apply for the Hennepin County Youth Sports Facility Grant. Council Action: Direct staff to proceed with collecting additional funding as well as feedback from the public regarding the proposed master plan. Attachments: 1. Preliminary Budget – Phase 1 2. Preliminary Design – Phase 1 ITEM NO ITEM UNIT QUANTITY UNIT PRICE ESTIMATED COSTS QUANTITY UNIT PRICE ESTIMATED COSTS 1 Remove existing warming house/storage EACH 1 3,500.00$ 3,500.00$ 1 3,500.00$ 3,500.00$ 0 -$ -$ 2 Remove existing septic EACH 1 1,900.00$ 1,900.00$ 1 1,900.00$ 1,900.00$ 0 -$ -$ 5,400.00$ 5,400.00$ -$ 3 Clear and Grub trees EACH 28 500.00$ 14,000.00$ 28 500.00$ 14,000.00$ 0 -$ -$ 4 Salvage and Reinstall Fence LF 850 20.00$ 17,000.00$ 0 20.00$ -$ -850 -$ (17,000.00)$ 5 Protect watermain and drinking fountain service?LS 1 5,000.00$ 5,000.00$ 0 5,000.00$ -$ -1 -$ (5,000.00)$ 6 Salvage and Reinstall Draintile LS 1 15,000.00$ 15,000.00$ 0 15,000.00$ -$ -1 -$ (15,000.00)$ 7 Salvage and Respread infield Aggregate SQ YD 335 5.00$ 1,675.00$ 0 5.00$ -$ -335 -$ (1,675.00)$ 8 Aglime for infleid TON 150 45.00$ 6,750.00$ 0 45.00$ -$ -150 -$ (6,750.00)$ 9 CL 5 surface aggregate - frontage road - top dress 2" TON 180 18.00$ 3,240.00$ 0 25.00$ -$ -180 7.00$ (3,240.00)$ 10 Ballfield Sod SQ FT 13030 6.00$ 78,180.00$ 0 6.00$ -$ -13030 -$ (78,180.00)$ 140,845.00$ 14,000.00$ (126,845.00)$ 11 Site Grading CU YD 32114 6.00$ 192,684.00$ 32114 8.00$ 256,912.00$ 0 2.00$ 64,228.00$ 12 Common Excavation - Stockpile onsite (CV)CU YD 2480 4.00$ 9,920.00$ 2480 5.00$ 12,400.00$ 0 1.00$ 2,480.00$ 202,604.00$ 269,312.00$ 66,708.00$ 13 Connect to existing sanitary EACH 1 4,000.00$ 4,000.00$ 1 4,000.00$ 4,000.00$ 0 -$ -$ 14 8" PVC Sanitary Sewer LF 1693 40.00$ 67,720.00$ 1407 65.00$ 91,455.00$ -286 25.00$ 23,735.00$ 15 PVC Sanitary Sewer Service LF 45 30.00$ 1,350.00$ 45 45.00$ 2,025.00$ 0 15.00$ 675.00$ 16 6" cleanout EACH 1 500.00$ 500.00$ 1 500.00$ 500.00$ 0 -$ -$ 17 PVC Service Wye EACH 1 175.00$ 175.00$ 1 175.00$ 175.00$ 0 -$ -$ 18 4' Dia. Sanitary Sewer Manhole EACH 4 3,000.00$ 12,000.00$ 3 5,000.00$ 15,000.00$ -1 2,000.00$ 3,000.00$ 19 4' Dia. Sanitary Sewer Manhole (drop MH)EACH 1 4,500.00$ 4,500.00$ 1 6,500.00$ 6,500.00$ 0 2,000.00$ 2,000.00$ 20 Anti Seepage Collar EACH 4 500.00$ 2,000.00$ 4 500.00$ 2,000.00$ 0 -$ -$ 21 overdepth LF 10 180.00$ 1,800.00$ 10 180.00$ 1,800.00$ 0 -$ -$ 94,045.00$ 123,455.00$ 29,410.00$ Corcoran Athletic Park Opinion of Probable Cost Wednesday, August 4, 2021 2020 Costs 2021 Costs Warming House Removals Sanitary Sewer Site Grading UNIT COST DIFFERENCE TOTAL COST DIFFERENCE Subtotal Sanitary Sewer Subtotal Grading Subtotal Removals/Restoration for Utilities Construction QUANTITY DIFFERENCE Removals/Restoration for Utilities Construction Subtotal Warming House Removals 22 connect to existing watermain - wet tap EACH 1 2,500.00$ 2,500.00$ 1 2,500.00$ 2,500.00$ 0 -$ -$ 23 connect to existing watermain EACH 1 2,500.00$ 2,500.00$ 1 2,500.00$ 2,500.00$ 0 -$ -$ 24 8" Watermain LF 2480 35.00$ 86,800.00$ 2175 55.00$ 119,625.00$ -305 20.00$ 32,825.00$ 25 8" Valve EACH 3 2,200.00$ 6,600.00$ 3 3,500.00$ 10,500.00$ 0 1,300.00$ 3,900.00$ 26 fire flow service LF 35 14.00$ 490.00$ 35 45.00$ 1,575.00$ 0 31.00$ 1,085.00$ 27 fire flow valve EACH 1 1,750.00$ 1,750.00$ 1 1,750.00$ 1,750.00$ 0 -$ -$ 28 domestic service EACH 35 1,100.00$ 38,500.00$ 2 1,100.00$ 2,200.00$ -33 -$ (36,300.00)$ 29 salvage and reinstall hydrant EACH 1 1,500.00$ 1,500.00$ 1 2,500.00$ 2,500.00$ 0 1,000.00$ 1,000.00$ 30 install hydrant EACH 3 3,000.00$ 9,000.00$ 3 6,000.00$ 18,000.00$ 0 3,000.00$ 9,000.00$ 149,640.00$ 161,150.00$ 11,510.00$ 31 Joint Trench - Drilled County Road LF 70 200.00$ 14,000.00$ 70 200.00$ 14,000.00$ 0 -$ -$ 32 Joint Trench LF 750 100.00$ 75,000.00$ 750 100.00$ 75,000.00$ 0 -$ -$ 33 street lights EACH 0 10,000.00$ -$ 0 10,000.00$ -$ 0 -$ -$ 89,000.00$ 89,000.00$ -$ 34 Storm Sewer LF 1120 65.00$ 72,800.00$ 1120 80.00$ 89,600.00$ 0 15.00$ 16,800.00$ 35 temporary storm sewer LF 25.00$ -$ 5,000.00$ -$ 0 4,975.00$ -$ 36 Storm Sewer Manhole EACH 5 2,000.00$ 10,000.00$ 5 3,500.00$ 17,500.00$ 0 1,500.00$ 7,500.00$ 37 2x3 catch basin EACH 3 1,500.00$ 4,500.00$ 3 3,000.00$ 9,000.00$ 0 1,500.00$ 4,500.00$ 38 27" catchbasin EACH 1,500.00$ -$ 1,500.00$ -$ 0 -$ -$ 39 flared end section EACH 2 850.00$ 1,700.00$ 2 850.00$ 1,700.00$ 0 -$ -$ 40 outlet control structure EACH 1 4,500.00$ 4,500.00$ 1 4,500.00$ 4,500.00$ 0 -$ -$ 93,500.00$ 122,300.00$ 28,800.00$ 41 Pickleball Courts (3) (Concrete)EA 1 40,000.00$ 40,000.00$ 1 120,000.00$ 120,000.00$ 0 80,000.00$ 80,000.00$ 42 Hockey Rink (200' x 85' )EA 1 100,000.00$ 100,000.00$ 1 100,000.00$ 100,000.00$ 0 -$ -$ 43 Splash Pad LS 1 100,000.00$ 100,000.00$ 1 250,000.00$ 250,000.00$ 0 150,000.00$ 150,000.00$ 44 Volleyball EA 5,000.00$ -$ 5,000.00$ -$ 0 -$ -$ 45 Playgrounds EA 1 90,000.00$ 90,000.00$ 1 90,000.00$ 90,000.00$ 0 -$ -$ 46 Baseball Field EA 0 120,000.00$ -$ 0 120,000.00$ -$ 0 -$ -$ 330,000.00$ 560,000.00$ 230,000.00$ Amenities Storm Sewer Subtotal Private Utilities Subtotal Storm Sewer Subtotal Amenity Private Utilities Watermain Subtotal Watermain 47 Bituminous - Street TON 314 75.00$ 23,550.00$ 314 75.00$ 23,550.00$ 0 -$ -$ 48 Bituminous - Parking Lot TON 2466 80.00$ 197,280.00$ 2466 80.00$ 197,280.00$ 0 -$ -$ 49 Bituminous - Trail TON 177 85.00$ 15,045.00$ 177 85.00$ 15,045.00$ 0 -$ -$ 50 Bituminous Material for Tack Coat GAL 620 2.00$ 1,240.00$ 620 2.00$ 1,240.00$ 0 -$ -$ 51 6" Concrete Walk SF 4.00$ -$ 6.00$ -$ 0 2.00$ -$ 52 Class 5 aggregate TON 4160 18.00$ 74,880.00$ 4160 20.00$ 83,200.00$ 0 2.00$ 8,320.00$ 53 Select Granular TON 940 20.00$ 18,800.00$ 940 25.00$ 23,500.00$ 0 5.00$ 4,700.00$ 54 Concrete Curb & Gutter LF 1000 12.00$ 12,000.00$ 1000 15.00$ 15,000.00$ 0 3.00$ 3,000.00$ 55 Draintile LF 1000 10.00$ 10,000.00$ 1000 10.00$ 10,000.00$ 0 -$ -$ 352,795.00$ 368,815.00$ 16,020.00$ 1,457,829.00$ Subtotal 1,713,432.00$ 255,603.00$ 437,348.70$ 30% Indirect Costs 514,029.60$ 76,680.90$ 1,895,177.70$ Total 2,227,461.60$ 332,283.90$ Street Improvements Subtotal Street Improvements Drawn By:Issue Date:Project #:2294-0049SJBCOMMUNITY ATHLETIC PARKCITY OF CORCORAN8200 COUNTY ROAD 116M:\2294\49 Community Athletic Park\CAD\EXHIBITS\Cad2010_for Rendering_2294-0049 Corcoran Park Basemap_2.dwgDescription:Date:CORCORAN, MN 55340Issue #:CITY OF CORCORAN0Issue #Prepared For:Sheet #:Sheet Title:4/12/2019 9:46:36 AM06/09/2021Date:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM ADULY REGISTERED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA.License #:PRELIMINARYNOT FOR CONSTRUCTIONFINAL CONCEPTOVERALL PARK PLANSPORTS DOME235'400'200'85'R20'HOCKEYOPENSKATEVOLLEYBALL50'50'250 SPOTS88 SPOTS32 SPOTS130'250'165'120'YOUTH SOCCERYOUTH SOCCERBATHROOM& DRINKINGFOUNTAINYOUTH LEAGUE180'180'50'50'50'80'SENIOR LEAGUEGRASSEDINFIELD300'300'PONY LEAGUE250'250'290'205'TYPICAL SOCCERLITTLE LEAGUE/ COACH PITCH/ MACHINE PITCH48'204'204'204'204'LITTLE LEAGUE/ COACH PITCH/ MACHINE PITCH48'70'40'50'40'105'75'105'75'105'75'100'160'290'205'TYPICAL SOCCER165'120'YOUTH SOCCER165'120'YOUTH SOCCERPLAYGROUNDPOND FORIRRIGATIONREUSE135'95'PLAY77 SPOTS188 SPOTS70'40'PLAYAMENITIES LIST:5 - BASEBALL FIELDS 1 - SENIOR LEAGUE W/ GRASS INFILED 1 - PONY LEAGUE 2 - LITTLE LEAGUE 1 - YOUTH4 - TEE BALL8 - SOCCER FIELDS 2 - TYPICAL (205’ x 290’) 3 - YOUTH (120’ x 165’) 3 - YOUTH (75’ x 105’) 1 - SPORTS DOME2 - HOCKEY RINKS1 - OPEN ICE SKATE RINK 1 - VOLLEYBALL COURT6 - PICKLEBALL COURTS2 - BASKETBALL COURTS6 - PLAYGROUNDS1 - SPLASH PAD1 - ARCHERY RANGE (ADULT & YOUTH)1 - GREAT LAWN - COMMUNITY EVENTS1 - TALL GRASS PRAIRIE - BIRDWATCHINGCREEK REMEANDER WITH WALKING TRAILPARKING FOR 635 CARSPARK MAINTENANCE BUILDING1 - BATHROOM BUILDING1 - BATHROOM, STORAGE & CONCESSION BUILDING 1 - 3 SIDED STORAGE SHED1 - WARMING HOUSE & ZAMBONI STORAGE1 - COMMUNITY BUILDING2 - PAVILIONS 125'75'COMMUNITY BUILDINGPARKMAINTENANCEBUILDINGWARMING HOUSE & ZAMBONIGREAT LAWN FORCOMMUNITY EVENTSREINFORCED PADTEMP. ACCESSCREEK REMEANDER 3 SIDEDSTORAGEBUILDINGCONCESSIONSBATHROOM & STORAGE BUILDINGBATTING CAGEPICKLEBALL2010304050TALL GRASSPRAIRIE + MOWED GRASSPATHSPLAYGROUNDPLAYPLAYSPLASHPADVEGETATI ON BUFFERVEGETATION BUFFER188 SPOTSARCHERY RANGEKEEP EXISTING & 1 NEWSPORTS DOME235'400'VOLLEYBALL50'50'50'88 SPOTS88SPOTS32 SPOTS130'13250'25' YOUTHSOCCEROOMOOMBATHROONGG& DRINKINGFOUNTAINYOUTH LEAGUE180'180'50'5050'50'80'SENIOR LEAGUEGRASSEDINFIELD300'300'PONY LEAGUE250'250'290'205'TYPICAL CALPSOCCERLITTLE LEAGAGUE/ COACH PPITCH/ MACHINHINE PITCHHI48'204'204'204'204'LITTLE LEAGUE/ 0404COACH PITCH/ MACHINE PITCH48'70'40''50'40'105'75'105'75'105'75'100'160'290'205'TYPICAL SOCCER165'120'YOUTH OUTSOCCEROCC165'120'YOUTH OUTSOCCERCCPLAYGROUNDPOND FORIRRIGATIONREUSE135'95'PLAY77 SPOTS7070'40'40PLAY125'75'COMMUNITY BUILDINGPARKMAINTENANCEBUILDINGWARMING HOUSE & ZAMBONIGREAT LAWN FORCOMMUNITY EVENTSED PADTEMP. ACCESSCCREEK REMEANDER 3 SIDEDSTORAGEBUILDINGCONCESSIOSCONCESSIOONSCONCESSIOSNSONSBATHROOMM & STORAGE BBUILDINGNGDINBATTING BATTINCAGEACCAGECAGECAGE20010030040004055005TALL GRASSTALL GRASPRAIRIE + PRAIRIEMOWED GRASSMOWED GRASSPATHSATHPLAYGROUNDPLAY13455V40'EGETATI ON BUFFERVEGETATI ON BUFFERVEGETATIONBUFFERIGVEGETATION BUFFER188 SPOTSARCHERY YEHCRARCCRCCARRARRAAAARRERRRANGEANANRARARREEPhase 1Concept 1Full Parking Bit & Paint13AMENITIES LIST:5 - BASEBALL FIELDS 1 - SENIOR LEAGUE W/ GRASS INFILED 1 - PONY LEAGUE 2 - LITTLE LEAGUE 1 - YOUTH4 - TEE BALL8 - SOCCER FIELDS 2 - TYPICAL (205’ x 290’) 3 - YOUTH (120’ x 165’) 3 - YOUTH (75’ x 105’) 1 - SPORTS DOME1 - VOLLEYBALL COURT2 - BASKETBALL COURTS1 - ARCHERY RANGE (ADULT & YOUTH)1 - GREAT LAWN - COMMUNITY EVENTS1 - TALL GRASS PRAIRIE - BIRDWATCHINGCREEK REMEANDER WITH WALKING TRAILPARKING FOR 635 CARSPARK MAINTENANCE BUILDING1 - BATHROOM BUILDING1 - BATHROOM, STORAGE & CONCESSION BUILDING 1 - 3 SIDED STORAGE SHED1 - WARMING HOUSE & ZAMBONI STORAGE1 - COMMUNITY BUILDING2 - PAVILIONS LREINFORCEDED165'120'YOUTH USOCCERCKeep Existing Gravel parking areaKeep Existing Ice Rink until phase 2 Keep Existing Wetland Storm Pond & Filtration~30 spaces1/2 Parking Bit & Paint 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 November 15, 2021 TO Brad Martens CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications Projects/Comments in blue italics are new The following is a summary of project status for current, active projects: 1.Vacation of Cain Road ROW (city file 21-022). The City Council voted to commence the vacation process as requested by Michael Galbraith to remove an easement containing an unimproved portion of Cain Road adjacent to his property at 20700 70th Avenue. The item was reviewed at the August 12th meeting, but did not have a 4/5 vote and will be brought back to Council at a future date when a full City Council is available. 2.Preliminary Plat and Variance 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 and variance to create 12 lots on 115.61 acres. The variance is to allow a lot with frontage on an unimproved public right-of-way. The item was reviewed by the Parks and Trails Commission on October 21st, by the Planning Commission at the November 4th public hearing and City Council action is expected on November 22nd. 3.Kariniemi Sketch Plan for 23185 County Road 10 (PID 18-119-23-11-0002) (city file no. 21-033). The applicant has requested Council feedback on a concept to reguide/rezone part of the property from residential to commercial to create a mix of commercial and residential lots. This item was reviewed by the Council at the August 26th meeting. The applicant submitted a different plan that was reviewed at the September 23rd meeting. A third concept will be reviewed by the City Council on November 22nd. 4.Zoning Ordinance Amendment for Assembly Uses (city file 21-034). At the June 24th meeting, the City Council discussed removing assembly uses in low residential zoning districts within the MUSA. Staff was directed to proceed with a Public Hearing. The Planning Commission and City Council reviewed options and provided direction to staff. A public hearing is scheduled for the December 2nd Planning Commission meeting and Council action is expected on December 23rd. 5.Zoning Ordinance Amendment to update the Non-Conformities Section (city file no. 21-041). This is a City initiated effort to bring Section 1030.010 (Non-Conforming Buildings, Structures, Uses and Lots) of the Zoning Ordinance into compliance with State Statutes. This item was reviewed at a public hearing at the Planning Commission and action is expected at the November 22nd City Council meeting. 6.Site Plan, Conditional Use Permit and Preliminary Plat for Saint Therese Communities on the property located at 8200 Co Rd No 116 (PID 24-119-23-23-0001) (City File No. 21-042). St. Therese is requesting approval for a preliminary plat of the city-owned property to create a parcel for the new St. Therese campus with a mix of independent, assisted living, memory care and skilled Agenda Item 11b. MEMORANDUM 2 nursing units. The site plan and conditional use permit for the project will be reviewed with the plat. The application was revised at a public hearing at the November 4th Planning Commission and action is expected at the November 22nd City Council meeting. Additionally, an extension to the purchase agreement is scheduled for the December 23rd City Council meeting. 7. Final Plat and PUD Final Plan for “Tavera 3rd Addition” (PID 35-119-23-44-0004) (city file no. 21- 044). The final plat for phase 3 includes 134 townhomes. The application is scheduled for the January 6th Planning Commission and January 27th City Council meetings. 8. Preliminary and Final Plat for “Magnan Acres at 9257 Trail Haven Road (PID 09-119-23-44-0017, 16-119-23-11-0001 and 16-119-23-11-0002) (City file no. 21-046). The applicant is requesting plat approval to plat two existing lots and one unbuildable outlot into two lots. The final plat application is incomplete. The preliminary plat is scheduled for the January 6th Planning Commission and January 27th City Council meetings. 9. Sketch plan review for Corcoran Highway 55 Business Park at 6210 Pioneer Tr (PID 32-119-23- 34-0013, 32-119-23-43-0005 and32-119-23-43-0006 ) (City file 21-047). John Rausch has requested concept plan review for approximately 500,000 sq. ft. of industrial on 55 acres. The application is scheduled for Council review on November 22nd. 10. PUD Sketch plan review for Pulte Homes of Minnesota, LLC at the NW corner of CR 101/Hackamore (PID 36-119-23-44-0013 , 36-119-23-44-0009, 36-119-23-44-0008, 36-119-23-44- 0010 and 36-119-23-44-0014) (City file 21-048). Pulte has requested sketch plan review for a mixed residential development with townhomes and single family homes. The application is scheduled for Council review on November 22nd. 11. Zewde Wetland Waiver (28-119-23-21-0001) (city file 21-049).The applicant has requested a wetland delineation waiver for a future preliminary plat. The request is scheduled for City Council action on December 23rd. 12. NE District Plan and Design Guidelines (City file 21-050). The City received a planning grant from Hennepin County. Staff is developing a work plan to update these standards and hopes to kick-off the work plan this month and create a plan for adoption in May prior to expiration of the moratorium on June 10, 2022. 13. MS4 Ordinance Amendments (city-initiated) (city file 21-051). Planning and Engineering staff have been working on ordinance updates required to comply with State MS4 standards. The ordinance amendments are tentatively scheduled for a public hearing at the Planning Commission on January 6th and City Council action on January 27th. 14. Lohn Solar Site Plan Amendment at 9735 Tamiami Trail (city file 21-053). A request was submitted for a freestanding solar array. Staff is reviewing for completeness. This item may be administratively approved. 15. Dish Wireless Site plan amendment at 20140 CR 30 (city file 21-054). A request for modification on an existing tower has been submitted and is being reviewed for completeness. This item may be administratively approved. The following projects were recently acted upon and will be closed out: 1. 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 was reviewed at a Public Hearing at the August 5th Planning Commission and has been tabled at the Council to allow the applicant to address stormwater issues. The item was approved by the City Council on November 10th. 2. Sign Ordinance Amendment (city file 21-027). The City Council directed staff to prepare an update to the sign ordinance regarding construction signs and an update to the campaign sign policy. The ordinance was reviewed at the August 26th and September 23rd City Council meetings and the City MEMORANDUM 3 Council approved the change to construction sign ordinance on November 10th. No change was made to the campaign sign policy. 3. Final Plat and PUD Final Plan for “Amberley 1st Addition” and “Bellwether 6th Addition” (PID 01-119-23-34-0002) (city file no. 21-037). The application is for 62 lots in Bellwether 6th and 25 lots in Amberley 1st Addition. The application was reviewed by the Planning Commission on October 14th and approved by the City Council on October 28th. 4. Planned Unit Development (PUD) Amendment for “Tavera” (PID 35-119-23-41-0002) (city file no. 21-043). Lennar has requested approval of the PUD amendment for Tavera to allow additional stockpiles in the southwest portion of the former Wessel property. The Council reviewed the request at the October 14th meeting and tabled it to November 10th to allow the applicant to prepare a plan moving the unauthorized stockpiles. The City Council approved the request with conditions. 5. Minor Site Plan Amendment for T-Mobile Central LLC at 23400 CR 10 (PID 07-119-23-43-0006) (City file no. 21-045). The applicant is requesting approval to replace and add antennas and ground equipment on the existing Hennepin County tower. The application was administratively approved. 6. Construction Hours Ordinance Amendment (city initiated) (city file 21-052). The City Council approved the amendment at the October 28th meeting. City of Corcoran 2021 City Council Schedule Agenda Item 12. December 9, 2021 Work Session – 5:30 pm (tentative) • Water Supply Planning December 9, 2021 • Public Hearing – 2022 Proposed Budget and Property Tax Levy • 2022 Full-time, Part-time, and Seasonal Wage Schedule • 2022 General Fund Budget and Property Tax Levy • 2022 Fee Schedule • 2022 Water and Sanitary Sewer Budget • Memorandum of Understanding – Union Wages • Tort Liability Waiver • Watershed Update – Ken Guenthner, Kris Guentzel (presentation section) • Job Description Update; Hiring process • Phone System Proposal December 22, 2021 (Wednesday) • Active Corcoran Planning Applications • Financial Performance Report • Purchase Agreement Extension – St. Therese (expires 1/7/2022) • Zoning Amendment for Assembly Uses • Magnan Acres Preliminary Plat • Zewde Wetland Waiver • 2021 Year in Review • Active Corcoran Planning Applications • 2022 Goal Setting Date