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HomeMy WebLinkAbout2021-11-04 Planning Commission Agenda PacketCITY OF CORCORAN Corcoran Planning Commission Agenda November 4, 2021 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Commissioner Appointment – Corinne Brummond 4.Agenda Approval 5.Open Forum 6.Minutes a.Minutes – October 12, 2021* 7.New Business - Public Comment Opportunity a.PUBLIC HEARING. Preliminary Plat and Variance Application for Skies Limit LLC “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) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation b.PUBLIC HEARING. 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) i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation c.PUBLIC HEARING. Zoning Amendment for Non-Conformities (city file 21-041)* i.Staff Report ii.Open Public Hearing iii.Close Hearing iv.Commission Discussion & Recommendation 8.Reports/Information a.Planning Project Update* b.City Council Report* – Council Liaison Nichols c.Other Business 9.Commissioner Liaison Calendar City Council Meetings 11/10/21 11/22/21 12/9/21 12/23/21 01/13/22 01/27/22 Jacobs Lanterman Shoulak Wu Brummond Jacobs 10.Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by door. Hybrid Meeting Option Available The public is invited to attend the meeting at City Hall. Meeting Held Via Telephone/Other Electronic Means Call-in Instructions Call: +1 312 626 6799 US Enter Meeting ID: 815 7917 7673 Video Link and Instructions: https://us02web.zoom.us/j/81579177673 visit http://www.zoom.us and enter Meeting ID: 815 7917 7673 For more information on options to provide public comment visit: www.corcoranmn.gov CITY OF CORCORAN Corcoran Planning Commission Special Meeting Minutes October 12, 2021 - 7:00 pm Page 1 of 2 The Corcoran Planning Commission met on October 12, 2021, in Corcoran, Minnesota. All Planning Commissioners were present in the Council Chambers, but members of the public were able to participate in-person as well as through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Jacob, Lanterman, and Wu. Also present: City Planner Davis McKeown, City Planner Lindahl, Council Liaison Nichols, Mayor Mckee, and Councilor Vehrenkamp. 1. Call to Order/Roll Call Chair Jacob called the meeting to order at 7:00 pm. 2. Pledge of Allegiance 3. Agenda Approval Motion made by Lanterman, seconded by Wu, to approve the agenda as presented. Voting Aye: Jacobs, Lanterman, and Wu. (Motion carried 3:0). 4. Open Forum (none) 5. Minutes a. Minutes – September 2, 2021 Motion made by Jacobs, seconded by Wu, to approve the minutes. Voting Aye: Jacobs, Lanterman, and Wu. (Motion carried 3:0). 6. New Business – Public Comment Opportunity Greg Hoglund, 19220 Hackamore Road, spoke on the assembly uses item. He provided background on the debate and discussion that has led to the proposal of removing assembly uses within residential districts in eastern Corcoran. He expressed concerns that affected landowners have not been consulted and made aware of the issue. He asked if it makes sense from a planning standpoint that the eastern side of Corcoran will be limited to unaffordable residential houses. He stated his belief that the City should want to attract services such as schools. He asked the Planning to consider continuing as-is under the current Zoning Ordinance. Jonathan Coots, 19398 Lupine Lane, provided his belief that a building the size of a Wal-Mart within close distance of residential homes with lots of vehicle activity is not ideal. He stated he doesn’t think groups should be able to come into Corcoran and force what they want on existing neighborhoods. a. Zoning Ordinance Amendment for Assembly Uses (City File No. 21-034). (Continued from September 2nd). i. Staff Report – Planner Davis McKeown summarized the staff report. ii. Commission Discussion & Recommendation – The Commission discussed the legality complexities of Option 1 and Option 2 with the City Attorney including RLUIPA and constitutional considerations; the potential for either option to pose a “substantial burden” in the immediate timeframe as well as in the future; the strict scrutiny standard; the City’s governmental interest to protect the character of an existing neighborhood; determining the least restrictive option; the value of adding a “safe harbor” provision in the Code; which option is more defensible from a legal standpoint; the merits and downsides of both options; whether it is a problem the City only has one district where places of worship are permitted by right; the Fair Housing Act and removal of licensed residential facilities serving 7- Page 2 of 2 16 residents. The Commission expressed a preference for moving forward with Option 2 (performance standards); a preference to include a “safe harbor provision”; neighborhood services, such as playgrounds, provided by places of worship and schools; preventing accessory uses of religious institutions that could have an undesired impact on neighborhoods, such as a soup kitchens, homeless shelters, and excessive athletic fields; clarifying the terms of the proposed landscaping zone; and disallowing flexibility from county road setbacks through additional landscaping. Commissioners Jacobs, Lanterman, and Wu unanimously recommended moving forward with a Zoning Ordinance Amendment based on Option 2 (performance standards). b. Final Plat and PUD Final Plan for “Amberly 1st Addition” and “Bellwether 6th Addition” (PID 01-119-23-34-0002) (City File No. 21-037). i. Staff Report – Planner Lindahl presented the staff report. ii. Commission Discussion & Recommendation – The Commission discussed their discretion with a plan that substantially conforms with the preliminary approvals, the three lots that fail to meet the required setbacks and must be revised, the landscape inspection process detailed as a condition in the resolution, and the design process for the City park to be dedicated by Pulte. Motion made by Lanterman, seconded by Wu, to recommend approval of the final PUD development plan, subject to conditions in the draft resolution. Voting Aye: Jacobs, Lanterman, and Wu. (Motion carried 3:0). 7. Reports/Information a. Planning Project Update – The Commission asked for an update for Garages Too, November meeting items, D&D Service, and Cook Lake Highlands. b. City Council Report – Council Liaison Nichols provided an update on appointing a new Planning Commissioner, the planning for the NE Corridor water system, public hearings for paving projects, discussion of a stormwater area charge to address drainage issues within the City, the Kariniemi Roehlke sketch plan, and the solid waste collection ordinance. c. Other Business – (none). 8. Commissioner Liaison Calendar City Council Meetings 10/14/21 10/28/21 11/10/21 11/22/21 12/9/21 12/23/21 Jacobs Wu Jacobs Lanterman Shoulak Wu 9. Adjournment Motion made by Jacobs, seconded by Lanterman, to adjourn the October 12, 2021, Planning Commission meeting. Voting Aye: Jacobs, Lanterman, and Wu. (Motion carried 3:0). Meeting adjourned at 9:33 pm. Submitted by Natalie Davis Planner 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 www.landform.net Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC. Agenda Item: 7a. TO: Corcoran Planning Commission FROM: Nicholas Ouellette through Kendra Lindahl, Landform DATE: October 27, 2021 for the November 4, 2021 Planning Commission Meeting RE: Preliminary Plat and Variance Application for Skies Limit LLC “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 but outside the western extent of the Rush Creek 100-year floodplain. The recommendation is to accept the floodplain area between Rush Creek and the proposed trail to the west. 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. 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 Bechtold Farm (21-030) 2 November 4, 2021 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. 4. 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. 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. Bechtold Farm (21-030) 3 November 4, 2021 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. 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. Bechtold Farm (21-030) 4 November 4, 2021 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. 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. Bechtold Farm (21-030) 5 November 4, 2021 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, the 100-year floodplain and at the perimeter lot lines. 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 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 Bechtold Farm (21-030) 6 November 4, 2021 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. 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. Bechtold Farm (21-030) 7 November 4, 2021 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 adjusted 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 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 Bechtold Farm (21-030) 8 November 4, 2021 dedication. The Parks and Trails Commissioners 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 accept 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. 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”. Bechtold Farm (21-030) 9 November 4, 2021 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. 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. Bechtold Farm (21-030) 10 November 4, 2021 Summary Staff finds that the proposed preliminary plat and variance are generally consistent with the City Comprehensive plan and ordinance goals. If the Commission finds that the variance standards have not been met for the variance, they could recommend denial of the variance and provide findings of fact for denial. 5. Recommendation Move to recommend the approval of the resolution approving the preliminary plat and variance. Attachments 1. Draft Resolution Approving 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND 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; 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX 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. 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. c. Plans must be revised to clearly show the: i. 100-year floodplain City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 3 of 5 ii. Shoreland Overlay District iii. Ordinary high water line (OHWL) iv. Wetland boundaries d. Each lot must show one overstory tree to be planted on the lot. e. Plans must be updated to show the proposed trail easements and park land dedication area. f. Structures to be preserved on Lot 1, Block 1 must be dimensioned on plans. g. Applicant must submit a planting and maintenance plan for wetland buffers and monuments. h. The plans must comply with the wetland buffer and setback requirements in Section 1050.010 of the Zoning Ordinance. i. The plans must show compliance with wetland buffer strip planting requirements in Section 1050.010 of the Zoning Ordinance. j. Plans must be revised to relocate septic systems to comply with the 75 ft. minimum setback from wetlands and the ordinary high water line. k. 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX Page 4 of 5 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this XXth day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-XX 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. 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TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: October 25, 2021 for the November 4, 2021 Planning Commission Meeting RE: PUBLIC HEARING. 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.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. 3. 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. Agenda Item: 7b. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 2 November 4, 2021 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. 4. 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. 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 thoughout the site for staff and residents. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 3 November 4, 2021 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. 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 Planning Commission 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. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 4 November 4, 2021 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 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 proposed building has 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 Planning Commission should discuss the proposed material mix and whether the fiberboard materials are acceptable as a primary material. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 5 November 4, 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. Figure 1-Conceptual Amphitheater Seating St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 6 November 4, 2021 Signage No sign details are provided by St. Therese. All development signage must submit sign permits and 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 landscape plans show that the site was designed based on non-residential uses for the entire site using the lesser of the two calculations (perimeter calculation). The plans show only 64 overstory trees, 25 understory trees and 216 shrubs. Three understory trees can be used to satisfy one overstory tree requirement, which would mean 72 trees are provided where 259 are required. It appears that there is adequate space on site to provide the 187 additional trees particularly on the north and west portions of the site. • The Commission should discuss whether the one tree per unit calculation should be used to calculate the minimum number of required trees on site (rather than the mix of residential and non-residential uses). This would require 206 trees rather than 259 trees and no shrubs except as required to provide screening or street edge. 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 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 St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 7 November 4, 2021 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 does not meet the minimum parking requirements required by Section 1060.060 of the Zoning Ordinance: St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 8 November 4, 2021 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 204 163 (92 surface + 71 underground) (41 additional stalls required) The plans do not meet the minimum parking requirements and must be updated to comply with the Zoning Ordinance minimum requirements. There is adequate space on the west side of the site near the main entrance to provide this additional space and those stall could also support the semi-public chapel and fitness center areas. 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. St. Therese Site Plan, CUP and Preliminary Plat (city file 21-042) 9 November 4, 2021 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- 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) 10 November 4, 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) 11 November 4, 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) 12 November 4, 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. 5. Recommendation Move to recommend approval of the following: 1. Resolution approving the preliminary plat for “Town Center Addition” 2. Resolution approving the site plan and CUP for St. Therese Communities Attachments a. Resolution approving the preliminary plat for “Town Center Addition” b. Resolution 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 and Landscape 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 City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 2 of 4 Whereupon, said Resolution is hereby declared adopted on this xx day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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. 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. iv. Screening shall be provided of automobile headlights in the drive-through lane to adjacent properties. Such screening shall be at least three feet in City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 4 of 7 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. 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. d. Record the approving resolution, the stormwater management agreement and stormwater easement at Hennepin County and provide proof of recording to the City. City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx Page 5 of 7 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 xx day of November 2021. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director City of Corcoran November xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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 xx, 2021 County of Hennepin State of Minnesota RESOLUTION NO. 2021-xx 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)/$81'5<6)+56)$'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)68332576)7+(5$3<*5283*<06)5(&6)5(&6725$*(6)75$6+6):25.52206)%866)66$'0,666)&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<(;$063((&+6):20(166)322/2)),&(6)1856(%8//3(17/76):20(167/76)322/(48,3 6)(175</2%%<6$&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/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘$0&?5HYLW3URMHFWV?B&25&25$1B5&(175$/BPSRRO:7&)UYW$/2:(5/(9(/&KHFNHU$XWKRU677+(5(6(677+(5(6(&25&25$101  $/2:(5/(9(/$/0(025<&$5(6)$66,67('/,9,1*6),1'(3(1'(17/,9,1*6)38%/,&$&7,9,7,(66)6.,//('1856,1*6)72:1&(17(56)81'(5*5281'3$5.,1*6)6)/2:(5/(9(/6)6)6)6)6)6)6)/(9(/21(6)6)6)6)6)6)6)6)/(9(/7:26)6)6)6)6)6)6)6)/(9(/7+5((6)6)6)6)6)6)6)6)/(9(/)2856)6)6)6)6)6)6)6)81,70,;81,71$0(81,77<3($5($ /(9(/ /(9(/ /(9(/ /(9(/ /(9(/ &RXQW &RPPHQWV$66,67('/,9,1*81,7, 678',26)81,7- 678',26)81,7. 21(%('52206)81,7/ 21(%('52206)81,70 21(%('52206)81,717:2%('52206)  $66,67('/,9,1*0(025<&$5(81,77678',26)  81,78$&& 678',26),1'(3(1'(17/,9,1**8(67 21(%('52206)81,7$ 21(%('52206)81,7$210$,121(%('52206)  81,7$ 21(%('52206)81,7% 21(%('52206)81,7%210$,121(%('52206)81,7& 21(%('5220Z'(1 6)81,7& 21(%('52206)81,7&21(%('52206)  81,7&210$,121(%('5220Z'(1 6)81,7'81,7(7:2%('52206)  81,7) 7:2%('52206)81,7* 7:2%('52206)6.,//('1856,1*81,7435,9$7(52206)  81,75$&& 35,9$7(52206)81,76 63/,7'28%/(5220 6) 727$/3$5.,1*727$/3$5.,1* '1*%*%*%*%'HSDUWPHQW/HJHQG$'0,1$66,67('/,9,1*&,5&8/$7,21&2002163$&(,1'(3(1'(17/,9,1*38%/,&$&7,9,7,(66.,//('1856,1*67$,5(/(968332576)$/',1,1*6),&(&5($06+236)6$/216)*,)76+23*52&(5<<$516)526(&$)(6),/',1,1*6).,7&+(16)/$81'5<5HGXQGDQW5RRP683325723(172&+$3(/%(/2:6)/$5*(*52835220,/&,/%,/%,/),/),/%,/$,/%,/&,/$,/&,/',/',/',/$,/%,/(,/&6)&/8%/281*(6)&5$)775$6+6)%$/&21<6($7,1*6)'216)%,67526)%,67526)',1,1*35()81&7,216)$&7,9,7,(6',5(&7256)/,%5$5</281*(35()81&7,216)$'0,17/77/76)(03/2<((%5($.506)0('5(&25'6)6725$*(,/%6)',1,1*6)/281*(6)+($57+6)$&7,9,7<.,7&+(16)9(67&$123<$%29(,/%$03,7+($7(568332576)$//281*(6)6833257+6.36)+20(&$5(2)),&(522)7233$7,26)63$6$/21&5$)752207/77/7+,*+522)+,*+522)578522)7233$7,2522)7233$7,26)75$6+:(/&20('(6./YY[KY°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘$0&?5HYLW3URMHFWV?B&25&25$1B5&(175$/BPSRRO:7&)UYW$/(9(/21(&KHFNHU$XWKRU677+(5(6(677+(5(6(&25&25$101  $/(9(/21( 'HSDUWPHQW/HJHQG&,5&8/$7,21,1'(3(1'(17/,9,1*67$,5(/(96833257,/$,/(,/),/$ ,/$ ,/(,/&,/&,/%,/$,/(,/',/$,/',/$,/&,/%,/$,/',/%,/&,/%,/&,/%,/',/(,/)23(172%(/2:75$6+6)5(6,'(176725$*(6)5(6,'(176725$*(,/*,/%,/%/YY[KY°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘30&?5HYLW??B&25&25$1B5&(175$/BFWKDRUYW$/(9(/7:2&KHFNHU$XWKRU677+(5(6(677+(5(6(&25&25$101  $/(9(/7:2 'HSDUWPHQW/HJHQG&,5&8/$7,21,1'(3(1'(17/,9,1*67$,5(/(96833257,/),/%,/%,/$,/&,/%,/&,/$,/(,/(,/',/(,/$,/$,/',/$,/&,/',/',/$,/(,/%,/&,/*,/&,/$,/)75$6+,/$,/%,/%6)5(66725$*(6)5(66725$*(,/$/YY[KY°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘30&?5HYLW3URMHFWV?B&25&25$1B5&(175$/BPSRRO:7&)UYW$/(9(/7+5((&KHFNHU$XWKRU677+(5(6(677+(5(6(&25&25$101  $/(9(/7+5(( ,/(,/(,/',/(,/$,/$,/',/',/&,/',/$,/$,/(,/$,/&,/*,/&,/%,/$6)5(6,'(176725$*(6)5(6,'(176725$*(6)75$6+/YY[KY°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘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°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘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°GTJ°8K\OYOUTY )USSOYYOUT°4U *XG]T°H_ )NKIQKJ°H_ 6+((7ϭϮϵϱEE>sE͕^h/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘30&?5HYLW??B&25&25$1B5&(175$/BFWKDRUYW$(;7(5,25(/(9$7,216&KHFNHU$XWKRU677+(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/dϮϬϬ^d͘Wh>͕DEϱϱϭϬϴͲϮϳϯϱ;ϲϱϭͿϲϰϮͲϵϮϬϬͮ&y;ϲϱϭͿϲϰϮͲϭϭϬϭǁǁǁ͘ƉŽƉĞĂƌĐŚ͘ĐŽŵWKWZ,/dd^͕/E͘30&?5HYLW??B&25&25$1B5&(175$/BFWKDRUYW$(;7(5,25(/(9$7,21 ,/&KHFNHU$XWKRU677+(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. AREACONCRETEAA42HAA42HAA2AA2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2AA3HBBBBBBBBBBBBCCWP2AA52CCCCAA2AA2AA2CCCCBBBBWP1WP1CCCCCCCCCCBBBBBBBBBBBBBBAA2BBAA2BBAA42HAA52AA4HBBAA4HAA4HAA4HAA4HAA4HBBBB6.10.00.00.00.00.00.10.10.20.40.04.10.09.45.02.40.80.40.20.10.10.00.11.50.00.40.60.90.91.31.72.53.35.08.30.00.00.00.00.00.00.00.00.00.00.00.00.07.40.03.94.23.20.00.00.00.00.00.00.00.01.70.00.00.00.00.00.00.00.00.00.20.00.10.00.00.00.00.00.00.00.00.00.02.90.12.30.10.10.20.30.30.40.60.81.10.20.03.40.10.10.10.10.20.30.61.11.40.52.70.01.51.52.63.55.910.110.00.00.10.11.60.11.22.55.26.33.11.30.70.40.20.00.10.00.00.00.00.00.00.00.00.00.00.00.10.00.00.20.10.10.00.00.00.00.00.00.80.02.30.00.00.00.00.00.10.10.10.10.10.00.00.30.00.00.00.00.00.00.00.00.00.40.00.00.10.10.10.20.41.53.85.88.14.60.00.00.00.00.00.00.00.00.00.00.00.50.00.00.00.10.10.20.30.61.43.63.50.00.00.00.10.20.20.30.40.71.11.61.91.90.01.00.00.00.00.00.00.00.00.00.00.00.41.70.50.10.10.20.20.30.40.61.01.11.60.90.00.00.00.00.00.00.00.00.00.00.01.10.00.30.20.10.10.10.00.00.00.00.00.10.00.10.00.00.00.00.00.00.00.00.00.00.00.40.00.00.00.00.00.10.10.10.20.10.30.00.60.91.42.02.63.02.51.80.00.00.20.10.20.41.22.75.25.93.31.50.70.40.00.10.00.10.00.00.00.00.00.00.00.00.00.20.00.00.40.20.10.10.10.00.00.00.00.80.02.40.00.00.00.00.00.00.00.00.00.10.00.00.10.00.00.00.00.00.00.00.00.00.60.00.00.00.00.10.10.20.40.91.84.85.90.01.10.10.10.10.10.10.10.10.10.20.00.50.11.30.90.50.30.20.20.10.10.10.10.30.44.82.81.50.80.80.91.11.41.51.50.10.90.10.30.10.00.00.00.00.00.00.00.01.40.02.01.91.10.20.20.10.00.00.00.10.01.40.00.00.00.00.00.00.00.00.00.40.00.40.00.00.00.00.00.00.00.00.00.12.10.21.90.71.75.52.21.60.90.70.81.01.20.12.40.00.00.00.10.10.64.75.44.34.73.80.01.21.21.31.41.51.41.51.41.20.94.80.10.10.20.20.30.61.11.41.00.60.30.00.20.00.10.10.10.00.00.00.00.00.00.10.20.00.60.20.20.10.10.10.10.00.00.00.40.00.80.00.00.00.00.00.10.10.20.40.10.00.12.30.10.00.00.00.00.10.10.10.10.30.10.10.10.10.10.10.10.20.30.60.91.10.15.50.00.00.00.10.10.10.20.40.90.04.70.02.30.80.60.40.20.20.10.10.00.11.85.41.91.92.63.92.82.73.03.93.72.80.00.70.00.00.00.00.00.00.00.00.00.00.00.10.07.25.80.10.31.10.00.00.00.00.00.02.80.00.00.00.00.00.00.00.00.10.10.00.30.00.00.00.00.00.00.00.00.10.14.80.23.30.51.61.82.13.45.47.23.02.62.90.11.20.10.10.20.40.71.83.81.91.41.21.00.01.42.02.42.92.92.51.70.10.41.20.90.10.20.30.51.32.01.70.80.40.30.20.00.10.00.10.00.00.00.00.00.00.00.00.00.20.00.00.20.10.10.10.00.00.00.00.00.40.00.60.00.00.00.10.10.20.30.60.90.00.00.03.50.00.00.00.00.00.00.00.00.00.30.00.00.10.10.10.20.40.71.53.33.21.50.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.20.20.20.00.20.00.00.00.00.00.00.00.00.00.00.00.20.00.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.00.00.00.00.00.00.00.00.00.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.10.00.00.00.10.10.30.50.60.40.40.00.00.20.10.10.10.00.00.00.00.00.10.00.90.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.20.00.40.00.10.10.10.20.41.22.11.80.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.30.91.20.80.00.00.20.20.10.10.10.10.20.20.40.50.50.00.40.00.00.00.00.00.00.00.00.00.00.00.50.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.10.10.10.20.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.30.30.20.00.00.00.00.10.10.10.10.10.10.10.10.00.10.00.00.00.00.00.00.00.00.00.00.10.10.00.10.00.00.00.00.00.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.03.11.12.30.12.29.72.32.43.03.24.03.10.13.53.82.63.53.62.82.74.64.63.53.40.00.10.10.10.00.00.00.00.00.00.00.10.00.1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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 Page 1 of 15  STAFF REPORT Agenda Item 7c. Planning Commission Meeting: November 4, 2021 Prepared By: Natalie Davis Topic: Nonconformities Section 1030.010 Zoning Ordinance Amendment (City File No. 21- 041) Action Required: Recommendation 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. 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. 3. Analysis of Request: 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 Page 2 of 15  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 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 Page 3 of 15    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 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: Page 4 of 15    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. 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. Page 5 of 15    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: 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. Page 6 of 15    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 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 Page 7 of 15    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. 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. Page 8 of 15    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 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 Page 9 of 15    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 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 Page 10 of 15    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 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. Page 11 of 15    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. 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 Page 12 of 15    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. 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: Page 13 of 15    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 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. Page 14 of 15  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. 4. Recommendation: Move to recommend approval of the following: a. Ordinance Amendment to Sections 1020.020 and 1030.010 b. Resolution Approving Findings of Fact c. Summary Ordinance for Publication Attachments: 1. Ordinance Amendment to Sections 1020.020 and 1030.010 2. Resolution Approving Findings of Fact 3. Summary Ordinance for Publication Page 15 of 15  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- 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- 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- 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- 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- 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- 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- 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- 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- 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- 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- Page 1 of 1 Motion By: Seconded By: SUMMARY OF ORDINANCE NO. 2021- 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. 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 October 20, 2021 TO Brad Martens CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications Projects/Comments in blue italics are new The following is a summary of project status for current, active projects: 1.Request 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 is scheduled for Council action on November 10th. 2.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. 3.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 is expected to be reviewed again on October 28th. 4.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 is scheduled for review by the Parks and Trails Commission on October 21st, a public hearing at the Planning Commission on November 4th and City Council action on November 22nd. 5.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 item was tabled at the August 5th Planning Commission meeting to September 2nd and two alternatives were presented for consideration. The Planning Commission reviewed the item at the October 12th meeting. The item is scheduled for action at the October 28th City Council meeting. 6.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 is scheduled for Planning Commission review on October 14th and City Council action on October 28th. Agenda Item 8a. MEMORANDUM 2 7. 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 October 7th Planning Commission and action is expected at the October 28th City Council meeting. 8. 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 nursing units. The site plan and conditional use permit for the project will be reviewed with the plat. The application is scheduled for a public hearing at the November 4th Planning Commission and November 22nd City Council meeting. 9. 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 October 28th to allow the applicant to prepare a plan moving the unauthorized stockpiles. 10. 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 being reviewed for completeness and will likely be scheduled for December or January Planning Commission and City Council meetings. 11. 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. Staff is reviewing for completeness. The application will be administratively approved. 12. 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. Staff is reviewing for completeness. The application is tentatively scheduled for the December 2nd Planning Commission and December 23rd Council meeting. 13. 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 plan is being reviewed for completeness and will likely be scheduled for Council review in November or December. 14. 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 plan is being reviewed for completeness and will likely be scheduled for Council review in November or December. The following projects were recently acted upon and will be closed out: 1. Amendments to the text of Chapter 82 (Nuisances) of the City Code (city file no. 21-032). At the June 10th meeting, Council directed staff to prepare amendments to ease storage restrictions from RVs, firewood and lots with more than one street frontage. The Council reviewed a draft ordinance amendment prepared by staff and the City Attorney. City Council directed staff to proceed with the draft ordinance with to allow a 25-foot front yard setback for up to two recreational vehicles in addition to modifying the language to also allow personal recreational vehicles and unoccupied trailers in the front yard. The City Council held a public hearing and approved the amendment at the September 23rd meeting. 2. 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 MEMORANDUM 3 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. 3. Final Plat and PUD Final Plan for “Tavera 2nd Addition” (PID 35-119-23-41-0001 and 35-119-23- 41-0002) (city file no. 21-036). The final plat for phase 2 includes 46 single family homes. The application was reviewed by the Planning Commission on September 2nd and was approved at the September 23rd Council meeting. 4. Certificate of Compliance for a Solar Array for Jonathon Stegbauer at 6697 Primrose Court (PID 36-119-23-13-0102) (City file no. 21-039). The item was administratively approved. 5. Allowed Home Occupation for Haxton Enterprises LLC DBA David's Lawn Service at 9800 Lily Pond Lane (PID 10-119-23-23-0014) (city file no. 21-040). The applicant has submitted a request for an allowed home occupation with no employees coming to the home. This is in response to a code enforcement complaint. The item was administratively approved. Agenda Item: 8b. Page 1 of 2 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@corcoranmn.gov / Web Site - www.corcoranmn.gov MEMO Meeting Date: To: From: Re: November 4, 2021 Planning Commission Brad Martens, City Administrator City Council Report The Planning Commission last met on October 12, 2021. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website. October 14, 2021 Council Meeting • PUD Amendment for Tavera o Council directed staff to hold building permits until a plan is presented to address grading stockpiles which will be reviewed at the October 28th meeting. • Assessment Hearing – Corcoran Trail East/West Improvements Project o Council held the public hearing; Council continued the public hearing and proposed changes to assessment roll related to deferred assessments for undeveloped lots. • Assessment Hearing – Appaloosa Woods Street Improvement Project o Council held the public hearing; Council approved the assessment roll as presented. • Recycling Proposal Review o Council authorized staff to begin to execute a contract with Randy’s Environmental. • Planning Commission Appointment Process o Council determined a subcommittee process for the appointment with the Mayor, Commission Chair, and a rotating Councilmember serving as Page 2 of 2 members; Councilor Nichols was selected as the Councilmember for this appointment subcommittee. • 2022 Capital Improvement Plan Pre-Orders o Council authorized pre-ordering capital improvement plan purchases for 2022 as lead times have increased due to supply chain challenges. • 2021 Action Steps Update o Council reviewed the actions steps to date. October 28, 2021 Council Work Session • The City Council held a work session to discuss water supply planning. October 28, 2021 Council Meeting • Corcoran Trail East/West Improvements Project o Continued the assessment hearing; approved the assessment roll resolution as presented • Final Plat and Final Planned Unit Development (PUD) Plan for “Amberly 1st Addition” and “Bellwether 6th Addition” o Approved the final plat as presented which includes an additional 62 lots in Bellwether and 25 lots in the new Amberly development • Zoning Amendment for Assembly Uses o Directed staff to proceed with performance standards and hold a final public hearing for approval • Construction Hours Update o Approved the construction hours amendment as presented • Planning Commission Appointment o Appointed Corinne Brummond to the Planning Commission • Compensation Structure Amendment Proposal o Directed staff to implement the amendment as presented • 2022 Benefits Summary o Approved the employee benefits summary for 2022 • Schedule Work Session – Urban Conservation Ordinance o Scheduled a work session for 5:30 pm on November 22nd • City Administrator Recruitment Process o Directed staff to draft a request for proposals for a recruitment process; directed staff to draft a resolution appointing Jessica Beise as interim City Administrator Attachments: None