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2024-06-27 Council Agenda Packet
Corcoran City Council Agenda June 27, 2024 7:00 pm OIGINAL 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Commission Representatives* 5. Open Forum – Public Comment Opportunity 6. Presentations/Recognition 7. Consent Agenda a. REMOVED: May 21, 2024 DRAFT Regular Council Minutes* b. REMOVED: May 11, 2023 DRAFT Regular Council Minutes* c. REMOVED: May 25, 2023 DRAFT Regular Council Minutes* d. Financial Claims June 27, 2024* e. Conservation Residential Park Dedication and RSF-1 and RSF-2 Ordinance Amendment (City File 24-012)* f. Upward Acres Preliminary Plat (City File 24-015)* g. Shoreland Ordinance - Add Lakes (City File 24-022)* h. Joint Powers Agreement for Assessment Services* i. Cropland Bid Maintenance Update* j. Resolution 2024-75 Staffing Actions: Finance and Community Development* k. Resolution 2024-76 Designation of City Clerk Responsibilities* l. Resolution 2024-77 Authorization to Close on Property* m. The Stanchion Amplified Sound Waiver – July 14, 2024* 8. Planning Business – Public Comment Opportunity a. Mahaven Concept Plan* b. Rural Commercial Survey Results* c. Heather Meadows 3rd OS&P PP (City File 24-002)* d. Chastek Farms RZ, PP, PUD (City File 23-034)* 9. Unfinished Business -- Public Comment Opportunity 10. New Business – Public Comment Opportunity a. 2025 Budget Goals and Priorities* 11. Staff Reports a. Planning Project Update* 12. Council Reports 13. 2024 City Council Schedule* 14. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Council meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 312 626 6799 US Enter Meeting ID: 845 8754 1654 Video Link and Instructions: https://us02web.zoom.us/j/84587541654 visit http://www.zoom.us and enter Meeting ID: 845 8754 1654 *Please note in-person comments will be taken at the scheduled meeting where noted. Comments received via email to City Administrator Tobin at jtobin@corcoranmn.gov or via public comment cards will also be accepted. All email and public comment cards must be received by the Wednesday prior to scheduled Council meeting. For more information on options to provide public comment visit: www.corcoranmn.gov * STAFF REPORT Agenda Item: 4. Summary The advisory commission representatives for the June 27, 2024, Council meeting are as follows: • Planning Commission: Cecilia Kozicky • Parks and Trails Commission: Val Nybo Financial/Budget N/A Council Action N/A Attachments N/A Council Meeting June 27, 2024 Prepared By Topic Commission Representatives Action Required Informational STAFF REPORT Agenda Item: 7a. Council Meeting June 27, 2024 Prepared By Michelle Friedrich Topic Draft Regular Council Minutes – May 21, 2024 Action Required Informational Summary The draft Council Regular Minutes for May 21, 2024, will be scheduled to a future council meeting date. Attachments N/A STAFF REPORT Agenda Item: 7b. Council Meeting June 27, 2024 Prepared By Michelle Friedrich Topic Draft Regular Council Minutes – May 11, 2023 Action Required Informational Summary The draft Council Regular Minutes for May 11, 2023, will be scheduled to a future council meeting date. Attachments N/A STAFF REPORT Agenda Item: 7c. Council Meeting June 27, 2024 Prepared By Michelle Friedrich Topic Draft Regular Council Minutes – May 25, 2023 Action Required Informational Summary The draft Council Regular Minutes for May 25, 2023, will be scheduled to a future council meeting date. Attachments N/A Agenda Item 7d. Council Meeting Date:6/27/2024 Prepared By:Jodie Peterson Amount Project name $0.00 -$ $1,226,358.13 $1,226,358.13 165,725.16$ 1,392,083.29$ Date Paid to Amount Description 6/14/2024 MN PERA 25,905.68$ Employee Pension 6/14/2024 ADP WAGE PAY 129,852.40$ Net Payroll and Taxes 6/17/2024 EMPOWER 5,859.80$ Employee Deferred Comp/Healthcare Savings 6/17/2024 Optum Bank 4,107.28$ Employee HSA Total 165,725.16$ TOTAL EXPENDITURES FOR APPROVAL Auto Deductions / Electronic Fund Transfer / Other Disbursements ALL OTHER FINANCIAL CLAIMS Check Register (See attached Check Detail Registers) Total Checks Total of Auto Deductions Total Total Fund #500 = (See attached Payments Detail) FINANCIAL CLAIMS CHECK RANGE FUND #500 ESCROW CLAIMS Paid to SEE THE REGISTER FOR #500 CLAIMS CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35579 3557942,812.20 06/27/24491155AUDIT PREPERATION/FINANCIAL ASSISTABDO LLP05/31/24100-41500-50300 3557927,575.00 06/27/24490334MAY HR AND PAYROLL CONSULTING ABDO LLP05/31/24100-41900-50300 70,387.20 Total For Check 35579 Check 35580 35580343.16 06/27/2405082024POLICE CONFERENCE REIMBURSEMENT - ABIGAIL EDSTROM05/08/24100-42100-50207 343.16 Total For Check 35580 Check 35581 35581247.61 06/27/2412907121DEWALT BACKPACKACME TOOLS06/14/24100-45200-50210 3558155.31 06/27/2412898642CARBURETORACME TOOLS06/12/24100-45200-50210 302.92 Total For Check 35581 Check 35582 35582130.57 06/27/243905623CITY HALL PEST CONTROLADAMS PEST CONTROL, INC.05/07/24100-41900-50401 130.57 Total For Check 35582 Check 35583 35583987.00 06/27/241X7M-WLQH-M4PDCOUNCIL IPADSAMAZON CAPITAL SERVICES06/08/24100-41110-50210 35583762.00 06/27/241XWT-LYLQ-N4PVDETACHABLE KEYBOARDAMAZON CAPITAL SERVICES06/05/24100-41110-50210 35583149.33 06/27/241M4N-LNLY-VTVMOFFICE SUPPLIES TOILET PAPERAMAZON CAPITAL SERVICES06/09/24100-41900-50200 3558381.54 06/27/241QDW-MDKM-4377OFFICE SUPPLIESAMAZON CAPITAL SERVICES06/03/24100-41900-50322 35583349.99 06/27/2411WY-NC7H-4MYCCORDLESS VACUUMAMAZON CAPITAL SERVICES06/15/24100-42100-50200 2,329.86 Total For Check 35583 Check 35584 3558435,135.21 06/27/242576MATERIAL HAULINGBEACH TRANSPORT INC05/15/24100-43122-50400 35,135.21 Total For Check 35584 Check 35585 3558526.19 06/27/242647557UNLEADED FUELBEAUDRY OIL COMPANY06/03/24100-41900-50212 355851,191.36 06/27/242647557UNLEADED FUELBEAUDRY OIL COMPANY06/03/24100-42100-50212 3558591.64 06/27/242647557UNLEADED FUELBEAUDRY OIL COMPANY06/03/24100-43100-50212 355851,782.14 06/27/242647556DYED KODIAK FUELBEAUDRY OIL COMPANY06/03/24100-43100-50212 3,091.33 Total For Check 35585 Check 35586 35586345.00 06/27/2424-188964WINCH STUCK MRAP CHERRY LNBURDAS TOWING06/10/24100-42100-50210 35586575.00 06/27/2424-189014TOWING CHERRY LNBURDAS TOWING06/10/24100-42100-50210 920.00 Total For Check 35586 Check 35587 35587152.25 06/27/245649-73019 ADDITION BP23-0042 CARSON, CLELLAND & SCHREDER06/13/24100-00000-22205 35587239.25 06/27/245649-3CHASTEK FARM BP24-0001CARSON, CLELLAND & SCHREDER06/13/24100-00000-22205 35587207.25 06/27/245649-4KWIK TRIP BP23-0006CARSON, CLELLAND & SCHREDER06/13/24100-00000-22205 35587125.50 06/27/245649-5KWIK TRIP BP23-0007CARSON, CLELLAND & SCHREDER06/13/24100-00000-22205 35587182.00 06/27/245649-6KWIK TRIP BP24-0021CARSON, CLELLAND & SCHREDER06/13/24100-00000-22205 35587152.25 06/27/245649-8BREDAHL LAND PURCHASE LEGAL INVOICCARSON, CLELLAND & SCHREDER05/31/24100-41600-50300 3558736.25 06/27/245649CROUSE LAND PURCHASE LEGAL INVOICECARSON, CLELLAND & SCHREDER05/31/24100-41600-50300 355876,851.25 06/27/245649-2LEGAL SERVICES - MAY 2024CARSON, CLELLAND & SCHREDER05/31/24100-41600-50300 355872,613.55 06/27/245649-2LEGAL SERVICES - MAY 2024CARSON, CLELLAND & SCHREDER05/31/24100-42100-50304 10,559.55 Total For Check 35587 Check 35588 355882,672.50 06/27/2474312754500 3/4 AG, AECEMSTONE PRODUCTS COMPANY05/09/24411-43100-50520 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35588 35588775.00 06/27/247419345THEAM CONVEYOR CHARGESCEMSTONE PRODUCTS COMPANY04/23/24411-43100-50520 355881,168.75 06/27/247419169THEM CONVEYOR CHARGESCEMSTONE PRODUCTS COMPANY04/25/24411-43100-50520 355887,330.00 06/27/2474191684500 3/4 AG, AECEMSTONE PRODUCTS COMPANY04/25/24411-43100-50520 11,946.25 Total For Check 35588 Check 35589 3558917.10 06/27/2406062024GAS BILL MAY 2024CENTERPOINT ENERGY 06/06/24100-41900-50381 3558927.10 06/27/2406062024GAS BILL MAY 2024CENTERPOINT ENERGY 06/06/24100-43100-50381 44.20 Total For Check 35589 Check 35590 3559027.57 06/27/245214646745SURFACE DISINFECTANT/LIQUID BANDAGCINTAS - 47006/05/24100-43100-50400 27.57 Total For Check 35590 Check 35591 3559130.79 06/27/244195648293CITY HALL MATSCINTAS - 47006/12/24100-41900-50400 355915.40 06/27/244195648345UNIFORM/DISPOSABLE BATHROOM MATSCINTAS - 47006/12/24100-43100-50400 3559125.52 06/27/244195648333SMALL SHOP TOWELSCINTAS - 47006/12/24100-43100-50400 3559125.52 06/27/244194930492SMALL SHOP TOWELSCINTAS - 47006/05/24100-43100-50400 3559128.89 06/27/244194930450DISPOSABLE BATHROOM MATS/UNIFORMSCINTAS - 47006/05/24100-43100-50400 35591178.02 06/27/244195648597UNIFORMSCINTAS - 47006/12/24100-43100-50417 3559190.13 06/27/244195648345UNIFORM/DISPOSABLE BATHROOM MATSCINTAS - 47006/12/24100-43100-50417 35591191.94 06/27/244194930620UNIFORMSCINTAS - 47006/05/24100-43100-50417 3559193.32 06/27/244194930450DISPOSABLE BATHROOM MATS/UNIFORMSCINTAS - 47006/05/24100-43100-50417 669.53 Total For Check 35591 Check 35592 35592269.18 06/27/2406052024CITY HALL/POLICE INTERNETCOMCAST - 002320206/05/24100-41900-50321 35592269.17 06/27/2406052024CITY HALL/POLICE INTERNETCOMCAST - 002320206/05/24100-42100-50321 538.35 Total For Check 35592 Check 35593 35593295.05 06/27/24203980029INTERNET JUNE 2024COMCAST - 93089903506/01/24100-43100-50380 295.05 Total For Check 35593 Check 35594 35594128.32 06/27/2406052024PHONE SERVICES 06/10/24-07/09/2024COMCAST 004489306/05/24100-43100-50321 128.32 Total For Check 35594 Check 35595 3559593.00 06/27/24376918MONTHLY MANAGED SERVICES HOURSCOMPUTER INTEGRATION TECH05/31/24100-41920-50300 355952,541.00 06/27/2437617MONTHLY MANAGED SERVICES RETAINERCOMPUTER INTEGRATION TECH05/31/24100-41920-50300 355952,541.00 06/27/24376917IT SUPPPORT SERVICESCOMPUTER INTEGRATION TECH05/31/24100-41920-50300 355952,600.00 06/27/24376983MANAGED SERVICES FOR JUNE 2024COMPUTER INTEGRATION TECH06/07/24100-41920-50300 355954,667.60 06/27/24377439MONTHLY BILLING FOR JUNE 2024COMPUTER INTEGRATION TECH06/14/24100-41920-50300 35595885.00 06/27/24377162SIRIS 4 - P4000 BACKUP BILLING - JCOMPUTER INTEGRATION TECH06/14/24100-41920-50300 355953,816.00 06/27/24377927MANAGED SERVICES FOR JULY 2024COMPUTER INTEGRATION TECH06/14/24100-41920-50300 17,143.60 Total For Check 35595 Check 35596 3559663.40 06/27/24114X97679605OFFICE WATERCULLIGAN BOTTLED WATER05/31/24100-41900-50210 63.40 Total For Check 35596 Check 35597 35597146.64 06/27/241001065MOWING BIDS PUBLICATIONECM PUBLISHERS INC05/30/24100-41130-50350 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35597 35597146.64 06/27/241001064LAND MAINTENANCE BIDSECM PUBLISHERS INC05/30/24100-41130-50350 35597154.56 06/27/241001063CLASS 5 GRAVEL TWO YEAR CONTRACTECM PUBLISHERS INC05/30/24100-41130-50350 447.84 Total For Check 35597 Check 35598 355984,072.65 06/27/240527172WATER METERFERGUSON WATERWORKS #251805/27/24601-49400-50210 355983,051.45 06/27/240530514WATER METERSFERGUSON WATERWORKS #251806/04/24601-49400-50210 7,124.10 Total For Check 35598 Check 35599 35599140.40 06/27/244050315MAY 2024 SUPPORT SERVICESGOPHER STATE ONE CALL05/31/24601-49400-50380 35599140.40 06/27/244050315MAY 2024 SUPPORT SERVICESGOPHER STATE ONE CALL05/31/24602-49450-50380 280.80 Total For Check 35599 Check 35600 35600576.93 06/27/2406182024DEPENDENT CARE REIMBURSEMENTMATT GOTTSCHALK06/18/24100-00000-21710 576.93 Total For Check 35600 Check 35601 35601100.00 06/27/2406052024DOT PHYSICAL REIMBURSEMENTGREGORY, ERIC06/05/24100-43100-50300 100.00 Total For Check 35601 Check 35602 35602355.20 06/27/241000228175JAIL CHARGES APRIL 2024HENN CO SHERIFF06/11/24100-42100-50305 355.20 Total For Check 35602 Check 35603 356032.50 06/27/241000227539VIEW RECORDED DOCUMENTSHENNEPIN COUNTY ACCOUNTS REC06/04/24100-41910-50300 2.50 Total For Check 35603 Check 35604 356041,477.62 06/27/241000227953RADIO FLEET MAY 2024HENNEPIN COUNTY INFO TECH06/04/24100-43100-50323 1,477.62 Total For Check 35604 Check 35605 35605333.36 06/27/241000228009RADIO FLEET FEE MAY 2023HENNEPIN COUNTY INFO TECH06/04/24100-43100-50323 333.36 Total For Check 35605 Check 35606 3560611,817.00 06/27/241000227271MENTAL HEALTH WORKER SHARE SERVICEHENNEPIN COUNTY INFO TECH05/31/24100-42100-50300 11,817.00 Total For Check 35606 Check 35607 356070.98 06/27/240078-20242024 PROPERTY TAXES FOR 35-119-23-HENNEPIN COUNTY TREASURER05/28/24100-41550-50210 0.98 Total For Check 35607 Check 35608 356080.98 06/27/240077-20242024 PROPERTY TAXES FOR 35-119-23-HENNEPIN COUNTY TREASURER05/28/24100-41550-50210 0.98 Total For Check 35608 Check 35609 3560910,825.00 06/27/2443663TESTING SERVICESINDEPENDENT TESTING TECHNOLO03/15/24601-49400-50303 10,825.00 Total For Check 35609 Check 35610 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 4/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35610 35610200.00 06/27/2405242024WAGON RUNNING GEARJAMES GREGORY05/24/24100-43100-50210 200.00 Total For Check 35610 Check 35611 35611866.18 06/27/2406182024MILEAGE REIMBURSEMENT MAR-MAY 2024JASON TOBIN06/18/24100-41320-50331 866.18 Total For Check 35611 Check 35612 356122.99 06/27/2406062024EXPENSE REIMBURSEMENT FOR POLICE ELAWSON, JOSH06/06/24100-42100-50210 35612330.27 06/27/24060824WELLNESS REIMBURSEMENTLAWSON, JOSH06/08/24100-42100-50307 333.26 Total For Check 35612 Check 35613 356134.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24100-41110-50365 356132,206.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24100-41910-50365 3561312,070.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24100-42100-50365 356139,120.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24100-43100-50365 35613680.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24100-45200-50365 35613439.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24601-49400-50365 35613465.00 06/27/2407012024WORKERS' COMPENSATION COVERAGE PRELEAGUE OF MN CITIES INSUR.TR06/04/24602-49450-50365 24,984.00 Total For Check 35613 Check 35614 3561426,616.80 06/27/2448203CLASS 5 MATERIAL HAULINGM&J TRUCKING CO., LLC06/03/24100-43122-50400 26,616.80 Total For Check 35614 Check 35615 35615172.00 06/27/2406062024LABOR RELATION SERVICES MAY 2024MADDEN, GALANTER, HANSEN LLP06/06/24100-41600-50300 172.00 Total For Check 35615 Check 35616 3561620.00 06/27/247791CLEAN UP DAY 2024 RECYCLING CHARGEMAXIMUM RECYCLING LLC06/06/24100-43201-50210 20.00 Total For Check 35616 Check 35617 3561718,500.00 06/27/2424-013K9 PATROL AND NARCOTICS TRAINING CMCDONOUGH K-906/11/24416-42100-50210 18,500.00 Total For Check 35617 Check 35618 3561837.80 06/27/249184BATHROOM CLEANING SUPPLIESMENARDS BUFFALO06/06/24100-43100-50210 37.80 Total For Check 35618 Check 35619 35619423.12 06/27/2433124LUMBERMENARDS MAPLE GROVE06/04/24100-43100-50210 35619(279.30)06/27/2433125LUMBER RETURNMENARDS MAPLE GROVE06/04/24100-43100-50210 3561989.12 06/27/2432979POST MOUNT COMBOMENARDS MAPLE GROVE05/28/24100-43100-50210 35619417.93 06/27/2432910WATERTANK MENARDS MAPLE GROVE05/30/24100-43100-50220 35619400.18 06/27/2432951SEALANT KITMENARDS MAPLE GROVE05/31/24100-43100-50223 1,051.05 Total For Check 35619 Check 35620 3562074,550.00 06/27/2405-2024MAY 2024 SAC CHARGESMETROPOLITAN COUNCIL06/01/24602-00000-20800 35620(745.50)06/27/2405-2024MAY 2024 SAC CHARGESMETROPOLITAN COUNCIL06/01/24602-00000-36200 73,804.50 Total For Check 35620 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 5/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35621 35621939.64 06/27/249942048OIL FILTERSMIDWEST MACHINERY CO.03/06/24100-43100-50220 35621271.51 06/27/249912040PIN FASTNER/SCREW/LOCK NUTMIDWEST MACHINERY CO.01/23/24100-45200-50210 35621690.20 06/27/249959967AIR FILTER/MOWER BLADEMIDWEST MACHINERY CO.03/22/24100-45200-50221 356211,783.66 06/27/249945374OIL FILTERSMIDWEST MACHINERY CO.03/07/24100-45200-50221 3,685.01 Total For Check 35621 Check 35622 35622183.72 06/27/24183834OIL FILTERMILLER CHEVROLET05/09/24100-43100-50220 183.72 Total For Check 35622 Check 35623 3562364.87 06/27/24205016GASKET AND ADAPTERMIMBACH FLEET SUPPLY INC05/10/24100-43100-50210 64.87 Total For Check 35623 Check 35624 356241.00 06/27/24P24-0457PERMIT P24-0457 CANCELLATION REFUNMINNESOTA EXTERIORS06/11/24100-00000-20802 3562490.00 06/27/24P24-0457PERMIT P24-0457 CANCELLATION REFUNMINNESOTA EXTERIORS06/11/24100-00000-32210 35624(25.00)06/27/24P24-0457PERMIT P24-0457 CANCELLATION REFUNMINNESOTA EXTERIORS06/11/24100-00000-36200 66.00 Total For Check 35624 Check 35625 35625185.00 06/27/242024MCMA MEMBERSHIP - TOBINMN CITY/COUNTY MGMT ASSOC06/17/24100-41320-50433 185.00 Total For Check 35625 Check 35626 356261,610.00 06/27/24461019EMPLOYMENT PHYSICALMN OCCUPATIONAL HEALTH05/31/24100-42100-50300 1,610.00 Total For Check 35626 Check 35627 356275,981.04 06/27/248281911769APX6500 ENHANCED MOBILEMOTOROLA SOLUTIONS INC06/11/24416-42100-50210 5,981.04 Total For Check 35627 Check 35628 35628100.00 06/27/24CORC-24-001JOB LISTING FEEMUNIAID, LLC06/03/24100-41900-50300 100.00 Total For Check 35628 Check 35629 35629131.49 06/27/24543547BATTERY GOLF CARTNAPA AUTO PARTS - Corcoran06/14/24100-42100-50220 3562942.09 06/27/24542549BLADERUNNER BELTNAPA AUTO PARTS - Corcoran06/10/24100-45200-50210 173.58 Total For Check 35629 Check 35630 35630192.31 06/27/2406172024DEPENDENT CARE REIMBURSEMENTNATALIE DAVIS MCKEOWN06/17/24100-00000-21710 192.31 Total For Check 35630 Check 35631 356311,049.56 06/27/2457882ION T-SERIES LIGHTSNORTHERN SAFETY TECHNOLOGY06/17/24100-43100-50220 1,049.56 Total For Check 35631 Check 35632 3563213,993.00 06/27/24CORCO14B 06/24CORCO14B INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24601-49400-50610 3563217,557.01 06/27/24CORCO14B 06/24CORCO14B INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24602-49450-50610 31,550.01 Total For Check 35632 Check 35633 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 6/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35633 35633700.00 06/27/24CIRCI16A 06-202CORCO16A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24309-47000-50610 3563310,890.00 06/27/24CIRCI16A 06-202CORCO16A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24312-47000-50610 11,590.00 Total For Check 35633 Check 35634 35634495.00 06/27/24CORCO18A 06-202CORCO18A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24100-41900-50300 356344,275.00 06/27/24CORCO18A 06-202CORCO18A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24309-47000-50610 3563413,462.50 06/27/24CORCO18A 06-202CORCO18A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24313-47000-50610 18,232.50 Total For Check 35634 Check 35635 35635495.00 06/27/24CORCO20A 06/202CORCO20A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24100-41900-50300 356355,550.00 06/27/24CORCO20A 06/202CORCO20A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24309-47000-50610 356358,250.00 06/27/24CORCO20A 06/202CORCO20A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24601-49400-50610 14,295.00 Total For Check 35635 Check 35636 3563622,695.00 06/27/24CORCO20B 06/202CORCO20B INTEREST NORTHLAND TRUST SERVICES06/06/24309-47000-50610 22,695.00 Total For Check 35636 Check 35637 35637495.00 06/27/24CORCO22A 06/202CORCO22A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24100-41900-50300 3563730,468.75 06/27/24CORCO22A 06/202CORCO22A INTEREST PAYMENTNORTHLAND TRUST SERVICES06/06/24416-47000-50610 30,963.75 Total For Check 35637 Check 35638 35638529,625.00 06/27/24CORCOR23A 06/20CORCORAN23A INTERESTNORTHLAND TRUST SERVICES06/06/24314-47000-50610 529,625.00 Total For Check 35638 Check 35639 35639713.50 06/27/2454624407LIME PELLETSNUTRIEN AG SOLUTIONS, INC.06/11/24100-45200-50221 713.50 Total For Check 35639 Check 35640 356402,400.00 06/27/2406042024SUMMER/FALL NEWSLETTER POSTAGEPOSTMASTER06/04/24100-41130-50350 2,400.00 Total For Check 35640 Check 35641 3564111,494.98 06/27/241637152SNOWBLOWER - 2023 PRONOVOST P800RDO EQUIPMENT CO.06/17/24416-43100-50580 11,494.98 Total For Check 35641 Check 35642 356421,500.00 06/27/2405282024RECRUITMENT AND RETENTION REIMBURSREINKING, MARK05/28/24100-43100-50307 1,500.00 Total For Check 35642 Check 35643 35643167.72 06/27/240894-006702647PUBLIC WORKS GARBAGEREPUBLIC SERVICES05/31/24100-43100-50380 167.72 Total For Check 35643 Check 35644 3564488.92 06/27/240894-006703712WILDFLOWER PARK GARBAGEREPUBLIC SERVICES05/31/24100-45200-50380 88.92 Total For Check 35644 Check 35645 35645919.23 06/27/240894-006699087CITY RECYCLINGREPUBLIC SERVICES05/31/24100-43201-50300 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 7/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35645 919.23 Total For Check 35645 Check 35646 356464,038.00 06/27/24061720242024 SOCCER SHIRTSSANDI'S SCREEN PRINTING05/31/24100-45100-50210 4,038.00 Total For Check 35646 Check 35647 356474,060.04 06/27/242238993BELLWETHER STANTEC CONSULTING SERVICES05/31/24100-00000-22205 356471,306.25 06/27/242239017LARKIN ROAD IMPROVEMENTSSTANTEC CONSULTING SERVICES05/31/24100-00000-22205 356473,073.25 06/27/242239002HOPE COMMUNITY BP23-0046STANTEC CONSULTING SERVICES06/07/24100-00000-22205 356473,726.20 06/27/2422390013019 ADDITION BP23-0042STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356476,993.00 06/27/242239008CHASTEK FAMILY FARMS BP24-0002STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356473,306.60 06/27/242239014HEATHER MEADOWS 3RD ADDITION BP24-STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356473,338.50 06/27/242238998PIONEER TRAIL INDUSTRIAL PARK BP23STANTEC CONSULTING SERVICES06/11/24100-00000-22205 35647827.20 06/27/242239003RED BARN PET RETREAT BP23-0001STANTEC CONSULTING SERVICES06/11/24100-00000-22205 35647864.30 06/27/242239012CORCORAN STORAGE II BP23-0027STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356475,132.75 06/27/242239011FAIRWAY SHORES VILLAS BP24-0010STANTEC CONSULTING SERVICES06/11/24100-00000-22205 3564745.00 06/27/242239016KVAM CUP BP24-0015STANTEC CONSULTING SERVICES06/11/24100-00000-22205 35647336.60 06/27/242239013WOODLAND HILLS BP23-0053STANTEC CONSULTING SERVICES06/11/24100-00000-22205 35647107.60 06/27/242239015SCHARBER GARAGE CUP BP24-0007STANTEC CONSULTING SERVICES06/11/24100-00000-22205 35647548.00 06/27/242239010KWIK TRIP CR 101 BP23-0006STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356471,237.50 06/27/242239018WOODLAND HILLS WCA BP23-0056STANTEC CONSULTING SERVICES06/11/24100-00000-22205 35647487.50 06/27/242239018-2FAIRWAY SHORES VILLAS BP24-0009STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356472,127.10 06/27/242239002-2HOPE COMMUNITY BP23-0046STANTEC CONSULTING SERVICES06/11/24100-00000-22205 356471,682.60 06/27/242239009SCHERBER CR 30STANTEC CONSULTING SERVICES05/31/24100-00000-22205 35647775.60 06/27/242239006KARINIEMI-MEADOWSSTANTEC CONSULTING SERVICES05/31/24100-00000-22205 35647948.40 06/27/242239007BECHTOLD FARMSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-013 356471,325.08 06/27/242238994COOK LAKE HIGHLANDSSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-017 35647431.25 06/27/242239027COOK LAKE TURN LANESSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-017 356477,083.26 06/27/242238995TAVERASTANTEC CONSULTING SERVICES05/31/24100-00000-22205-056 356477,581.64 06/27/242238992RAVINIASTANTEC CONSULTING SERVICES05/31/24100-00000-22205-058 3564737.50 06/27/242238996NELSON TRUCKINGSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-076 356472,756.37 06/27/242239022STIEG ROAD IMPROVEMENTSSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-087 356471,152.49 06/27/242239000AMBERLY (1,2) BELLWETHER (6,7,9)STANTEC CONSULTING SERVICES05/31/24100-00000-22205-087 356471,170.50 06/27/242239018-3WCASTANTEC CONSULTING SERVICES05/31/24100-00000-22205-098 356476,717.35 06/27/242238997RUSH CREEK RESERVESTANTEC CONSULTING SERVICES05/31/24100-00000-22205-098 35647828.60 06/27/242239005GARAGES TOOSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-111 356472,242.97 06/27/242239004ST THERESE BP22-0031STANTEC CONSULTING SERVICES06/11/24100-00000-22205-117 3564723,503.75 06/27/242239024CITY CENTER DRIVE AND 79TH PLACE SSTANTEC CONSULTING SERVICES05/31/24100-00000-22205-130 356476,203.02 06/27/242238999WALCOTT GLENN BP22-0016STANTEC CONSULTING SERVICES06/11/24100-00000-22205-132 356479,767.35 06/27/242239019CITY OF CORCORAN 2023 GENERAL ENGISTANTEC CONSULTING SERVICES05/31/24100-43170-50300 356471,207.60 06/27/242239023HORSHOE BEND DRIVESTANTEC CONSULTING SERVICES05/30/24100-43170-50300 35647225.00 06/27/242239019CITY OF CORCORAN 2023 GENERAL ENGISTANTEC CONSULTING SERVICES05/31/24100-43170-50309 3564734,606.95 06/27/242239021WATER SUPPLY TREATMENT AND STORAGE STANTEC CONSULTING SERVICES05/16/24601-00000-16500 3564727,116.45 06/27/242239026NE CORCORAN TRUCK INFRASTRUCTURESTANTEC CONSULTING SERVICES05/31/24601-49400-50300 356477,702.60 06/27/242239025NE CORCORAN WATER TOWERSTANTEC CONSULTING SERVICES05/31/24601-49400-50303 182,583.72 Total For Check 35647 Check 35648 356481,018.07 06/27/24670203SQUAD 568 REPAIRSUPERIOR FORD05/07/24100-42100-50403 1,018.07 Total For Check 35648 Check 35649 356491,289.14 06/27/2444013-00SHOP SUPPLIESTERMINAL SUPPLY CO06/13/24100-43100-50210 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 8/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35649 1,289.14 Total For Check 35649 Check 35650 35650328.02 06/27/2405012024UNIFORM CLEANING APRIL 2024TIDE CLEANERS05/01/24100-42100-50417 35650473.69 06/27/2406012024UNIFORM CLEANING MAY 2024TIDE CLEANERS06/01/24100-42100-50417 801.71 Total For Check 35650 Check 35651 35651372.00 06/27/24059082ALL TRAIL TIRETIREWIZ LLC06/17/24100-45100-50210 372.00 Total For Check 35651 Check 35652 35652129.86 06/27/2442047TEARDROP BEAMSTRI STATE SURPLUS CO06/05/24100-43100-50210 129.86 Total For Check 35652 Check 35653 35653123.72 06/27/24IE44536BELT PARTTRUEMAN WELTERS06/14/24100-45200-50210 123.72 Total For Check 35653 Check 35654 356541,107.00 06/27/24R3153853GFOA TRAINING - PETERSONGOVERNMENT FINANCE OFFICERS 06/14/24100-41500-50207 356542,700.00 06/27/24US-2281OFFICE CHAIRSCREDIT CARD PURCHASES06/10/24100-41900-50210 35654112.47 06/27/24100216PLANETIZEN COURSES SUBSCRIPTIONCREDIT CARD PURCHASES06/17/24100-41910-50207 3565496.00 06/27/2402783VIKING LAKES PROGRAM REGISTRATIONCREDIT CARD PURCHASES06/17/24100-41910-50207 35654112.48 06/27/24100216PLANETIZEN COURSES SUBSCRIPTIONCREDIT CARD PURCHASES06/17/24100-41910-50433 35654279.65 06/27/24060524MEAL FOR POLICE EVENT CHERRY LNCREDIT CARD PURCHASES06/05/24100-42100-50210 3565413.47 06/27/241673138WATERS FOR POLICE EVENT CHERRY LNCREDIT CARD PURCHASES06/05/24100-42100-50210 3565448.84 06/27/241678914FOOD FOR POLICE EVENT CHERRY LNCREDIT CARD PURCHASES06/06/24100-42100-50210 35654107.57 06/27/243506586SUPPLIES FOR POLICE EVENT CHERRY LCREDIT CARD PURCHASES06/05/24100-42100-50210 3565460.00 06/27/2470558FLEET MANAGEMENT SOFTWARE 06/09/20FLEETIO06/09/24100-42100-50300 356544.40 06/27/243609221-202405-PD INVESTIGATIONS MAY 2024TRANSUNION RISK & ALTERNATIV06/01/24100-42100-50300 35654200.00 06/27/24120471339432AMEM MEMBERSHIPAMEM06/04/24100-42151-50433 4,841.88 Total For Check 35654 Check 35655 356551,783.09 06/27/24VM 0000675174CLEAN UP DAY ROLL OFF SERVICESVEIT DISPOSAL SYSTEMS05/31/24100-43201-50210 1,783.09 Total For Check 35655 Check 35656 3565654.00 06/27/2488864COLIFORM WATER TESTINGWATER LABORATORIES, INC. 06/14/24601-49400-50310 54.00 Total For Check 35656 Check 35657 3565732.00 06/27/24945392TIRE DISPOSALWESTSIDE WHOLESALE TIRE06/04/24100-43100-50225 32.00 Total For Check 35657 Check 35658 35658346.60 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205 35658269.05 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205-007 35658793.00 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205-056 356581,150.62 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205-065 35658601.60 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205-087 35658209.55 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205-098 3565892.40 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-00000-22205-132 356581,571.10 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-41900-50381 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 9/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 35658 3565860.12 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-42151-50381 35658208.87 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-43100-50381 3565831.16 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24100-45200-50381 3565874.25 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24601-49400-50380 35658335.29 06/27/2435031386726UTILITY SERVICESWRIGHT-HENNEPIN COOP ELECT06/10/24602-49450-50380 5,743.61 Total For Check 35658 Check 35659 3565915.99 06/27/248799834859820 CO RD 101 WATER METERXCEL ENERGY06/03/24601-49400-50381 15.99 Total For Check 35659 Check 35660 3566020.67 06/27/248805420409700 CTY RD 19 STREET LIGHTXCEL ENERGY06/06/24100-43100-50381 20.67 Total For Check 35660 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 10/10Page: 06/20/2024 01:56 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 06/14/2024 - 06/27/2024 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 358,125.67 Fund 100 GENERAL FUND 33,220.00 Fund 309 D/S-EQUIPMENT CERTS 10,890.00 Fund 312 2016A DOWNTOWN IMPROVEMENT 13,462.50 Fund 313 ROCKFORD SCHOOL LAND 2018A 529,625.00 Fund 314 2023A DEBT SERVICE 11,946.25 Fund 411 PUBLIC WORKS FACILITY 66,444.77 Fund 416 CAPITAL-EQUIPMENT CERTS 110,341.74 Fund 601 WATER 92,302.20 Fund 602 SEWER Fund Totals: 1,226,358.13 Total For All Funds: Page 1 of 2 STAFF REPORT Agenda Item 7e. City Council Meeting June 27, 2024 Prepared By Natalie Davis McKeown Topic Conservation Residential Ordinance Amendments (City File No. 24-012) Action Required Decision 60-Day Review Deadline: N/A 1. Request On March 28, 2024, the City Council approved the creation of a Comprehensive Plan Amendment that established a new land use category called “Conservation Residential” to allow for development with a density of 2 to 3 units per acre within the Metropolitan Urban Service Area. Additional ordinance amendments were expected at that time. The proposed amendments handle the park dedication requirement and clarify the applicable zoning districts for the new land use category. 2. Planning Commission Review The Planning Commission held a public hearing on this item at their June 6, 2024, regular meeting. No one from the public spoke on this item. The Planning Commission unanimously recommended approval of the proposed amendments. 3. Analysis: Staff identified three areas in the current Subdivision and Zoning Ordinances that needed further updates to account for the new “Conservation Residential” land use category that was formally approved by the Metropolitan Council in May. 1.Section 955.020, Subd. 6 of the Subdivision Ordinance as it relates to the applicable park dedication requirements. a.The table for park dedication requirements is based on the land use category in the Comprehensive Plan. b. The proposed Ordinance adds Conservation Residential as a land use category to the table. c.At this time, Conservation Residential developments will have the same park dedication requirement as Low Density Residential developments. This will be further evaluated as part of a larger update to the park dedication requirements and fees. It is best practice that park dedication requirements are reviewed on an annual basis. Page 2 of 2 2.Section 1040.040, Subd. 1 of the Zoning Ordinance as it relates to allowing land guided as Conservation Residential to be zoned as RSF-1 (Single Family Residential). a. The proposed Ordinance clarifies that land guided as Conservation Residential as well as Low Density Residential in the Comprehensive Plan can be zoned RSF-1. 3.Section 1040.045, Subd. 1 of the Zoning Ordinance as it relates to allowing land guided as Conservation Residential to be zoned as RSF-2 (Single Family Residential). a. The proposed Ordinance clarifies that land guided as Conservation Residential as well as Low Density Residential in the Comprehensive Plan can be zoned RSF-2. The purpose statement of RSF-3 was revised to account for the new land use designation as part of the Woodland Hills approvals in March. Staff found no other updates required at this time to account for the new land use category within the City Code. Should staff find a need for additional updates, these will be brought to the attention of the Planning Commission and City Council at that time. 3. Recommendation Planning Commission and staff recommend approval of the following: 1. Ordinance 2024-524 to Sections 955.020, 1040.040, and 1040.045 of the City Code as it relates to the Conservation Residential land use category. 2.Summary Ordinance 2024-525 for Publication. a.Requires 4/5 majority vote. 3.Resolution 2024-68 with Findings of Fact for the Ordinance Amendments. Attachments 1.Ordinance 2024-524 Amending Sections 955.020, 1040.040, and 1040.045 of the City Code 2.Summary Ordinance 2024-525 for Publication 3.Resolution 2024-68 with Findings of Fact City of Corcoran County of Hennepin State of Minnesota June 27, 2024 ORDINANCE NO. 2024-524 Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING THE TEXT OF SECTIONS 955.020, 1040.040, AND 1040.045 OF THE CORCORAN CITY CODE RELATED TO CONSERVATION RESIDENTIAL DEVELOPMENT (CITY FILE 24-012) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Section 955.020, Subd. 6 of the Corcoran City Code is hereby amended by removing the stricken material and adding the underlined material as follows: Subd. 6. Area of Dedicated Land. Subdividers shall be required to dedicate to the City for park, trail and open space the percentage of net land area identified below: Land Dedication Requirements: Land Use Category based on the Comprehensive Plan Units per acre (Density, Net – Pre-Development) Percentage of land Rural/Ag Residential Less than 32 5% Conservation and Low Density Residential 23-5 10% Medium-Density Residential 5-8 19% Mixed Residential 8-10 30% High-Density Residential 10-30 21% Mixed Use 8-30 23% Commercial and Industrial N/A 4% The City Council will identify a park dedication fee per residential unit to be paid in lieu of land dedication when the council determines that that land is not needed in the area of the proposed subdivision. If the council determines that land is needed in the subdivision, but in a lesser amount than the required percentage, the council will require payment of the per unit fee based on a pro-rata share of the land dedication that would otherwise be required. SECTION 2. Amendment of the City Code. The text of Section 1040.040, Subd. 1 of the Corcoran City Code is hereby amended by adding the underlined material as follows: Subd. 1. Purpose. The purpose of the RSF-1 district is to provide large, urban lots for single family homes and directly related complementary uses. The district includes existing neighborhoods that are currently served by private wells and septic systems. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area. New development is intended to create low-density residential areas and to preserve and enhance transitional residential areas between lower and higher densities in areas served by public utilities. Areas zoned RSF-1 are guided Conservation Residential or Low Density Agenda Attachment Item: 7e1. City of Corcoran County of Hennepin State of Minnesota June 27, 2024 ORDINANCE NO. 2024-524 Page 2 of 2 Residential on the City’s 2040 Comprehensive Plan. SECTION 3. Amendment of the City Code. The text of Section 1040.045, Subd. 1 of the Corcoran City Code is hereby amended by adding the underlined material as follows: Subd. 1. Purpose. The purpose of the RSF-2 district is to provide urban sized lots for single family homes and directly related complementary uses. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area. New development is intended to create low-density residential areas in moderate lot sizes to meet overall density requirements and provide greater variety in the housing choices. Areas zoned RSF-2 are guided Conservation Residential or Low Density of the City’s 2040 Comprehensive Plan. SECTION 4. Effective Date This Ordinance shall be in full force and effect upon its adoption. ADOPTED by the City Council on the 27th day of June 2024. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Tom McKee - Mayor ATTEST: City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota Page 1 of 1 ORDINANCE NO. 2024-525 Motion By: Seconded By: CITY OF CORCORAN SUMMARY OF ORDINANCE NO. 2024-524 AN ORDINANCE AMENDING THE TEXT OF TITLE IX (SUBDIVISION ORDINANCE) AND TITLE X (ZONING ORDINANCE) OF THE CORCORAN CITY CODE RELATED TO CONSERVATION RESIDENTIAL DEVELOPMENT (CITY FILE 24-012) Title IX and Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended to account for the new land use designation of Conservation Residential within the Subdivision Ordinance and Zoning Ordinance of the Corcoran City Code. 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 Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Ordinance is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ________________________________________ City Seal Nalisha Williams – Assistant City Administrator Agenda Attachment Item: 7e2. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-68 Page 1 of 2 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR A ZONING TEXT AMENDMENT OF SECTIONS 955.020, 1040.040, AND 1040.045 OF THE CORCORAN CITY CODE AS IT RELATES TO CONSERVATION RESIDENTIAL DEVELOPEMNT (CITY FILE NO. 24-012) WHEREAS, The City of Corcoran approved a Comprehensive Plan Amendment that created a new land use designation called “Conservation Residential” to allow for development at a minimum density of 2 units an acre and a maximum density of 3 units an acre; and WHEREAS, The Metropolitan Council reviewed and approved the City’s Comprehensive Plan Amendment; and WHEREAS, Staff found additional areas in the City Code where the new land use designation needs to be identified for consistent application of park dedication fees and potential zoning districts; and WHEREAS, the Planning Commission reviewed the ordinance amendments at a duly called Public Hearing and unanimously recommended approval, and; WHEREAS, the City Council adopted an ordinance that clarifies how Conservation Residential will be treated for park dedication requirements and used within the RSF-1 (Single-Family Residential) and RSF-2 (Single Family Residential) zoning districts; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the amendments to clarify Conservation Residential as it relates to park dedication as well as the RSF-1 and RSF-2 zoning districts, based on the following findings and conditions: 1. The ordinance amendments have been considered in relation to the specific policies and provisions of, and have been found to be consistent with, the City Comprehensive Plan, including public facilities and capital improvement plans. 2. The text amendments meet the purpose and intent of the Ordinance as it does not conflict with the outlined purpose and intent in Section 910.020 and Section 1010.020 of the City Code. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Agenda Attachment Item: 7e3. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-68 Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator Page 1 of 15 STAFF REPORT Agenda Item 7f. City Council Meeting: June 27, 2024 Prepared By: Natalie Davis McKeown Topic: Upward Acres Preliminary Plat and Variance (PID 17-119-23-13-0001) (City File No. 24-015) Action Required: Decision 120-Day Review Deadline for Preliminary Plat: September 11, 2024 60-Day Review Deadline for Variance: July 13, 2024 1. Request The applicant, Skies Limit LLC, proposes a 6 residential lot subdivision on 61.55 acres located on County Road 10, west of Bechtold Road, at 22625 County Road 10. A variance is required for the existing residence to have a reduced setback from County Road 10. 2. Context Background The plat consists of on existing unplatted parcel used for agricultural purposes. There is an existing home on the property that was built in 1960 in addition to two agricultural/accessory structures that are proposed to remain on a 4.2-acre parcel. Zoning and Land Use The subject property is guided Rural/Ag Residential and zoned Rural Residential (RR). The site is located outside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Surrounding Properties Figure 1 Site Location Page 2 of 15 All surrounding properties are guided Rural/Ag Residential and zoned Rural Residential. The surrounding properties are utilized for residential and agricultural uses. Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map indicates a high-quality maple/basswood community on the southern portion of the subject property. This map also identified a wet prairie community adjacent to the maple/basswood community. Figure 2 Natural Resources Inventory Areas Map The applicant submitted a preliminary wetland report which is currently undergoing the formal wetland delineation process with the City. Prior Review The Parks and Trails Commission reviewed this item on May 16, 2024, and recommended park dedication be accepted as cash-in-lieu of land. The Planning Commission held a public hearing on this item at their regular meeting on June 6, 2024. No one from the public spoke during the public hearing. Planning Commission discussion was most focused on the requirement for additional right-of-way (ROW) to be dedicated to the west of the proposed cul-de-sac up to the west project boundary. The applicant proposed a compromise of dedicated a street easement, rather than ROW, but with the permission to grant the required stormwater ponding in this area until such a time that the roadway connection is needed. The thinking from the applicant Page 3 of 15 team is that should this roadway connection ever be needed, there will be a change in conditions that will allow for the stormwater ponding to be reconfigured. For example, the access for Lot 3 could change, which would then allow for the ponding to be moved to where the proposed driveway for Lot 3 is currently shown. The Planning Commission recommended that staff look into the viability of this compromise. If the compromise is not viable, the Planning Commission recommended that the City forego taking this additional ROW. The Commission unanimously recommended approval of the preliminary plat and variance. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report with detailed comments included in the attached Engineering Memo. The attached resolution requires compliance with this memo. Public Safety did not have any comments on the proposed subdivision. A. Level of City Discretion in Decision- Making The City’s discretion in approving or denying a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance. If it meets these standards, the City must approve the preliminary plat. The City has a higher level of discretion with a variance. A variance can only be granted should the City determine there are findings of fact that establish there is a practical difficulty in complying with the ordinance as written. B. Preliminary Plat Figure 3 Preliminary Plat Page 4 of 15 The applicant proposes a preliminary plat that will subdivide 22625 County Road 10 into 6 lots. This property has 6 development rights shown on the City’s Development Rights Map. All development rights assigned to this property will be exhausted with the proposed subdivision. The existing homestead will remain in 1 lot, and 5 new lots will be created. Lot Size and Setbacks The following standards apply to this development: Dimensional Standard Rural Residential District Standard Minimum Lot Area 2 acres Minimum Lot Width 200 feet Minimum Lot Depth 300 feet Setbacks Front, Major Roadways 100 feet Can be reduced to 60’ with additional landscaping Front, All Other Streets 50 feet Front Porch (Less than 120 sq. ft.) 40 feet Side 25 feet Rear 25 feet The 6 lots within the plat range in size from 4.2 to 30.1 acres. All lots exceed the minimum dimensional standards. Lots 2 through 6 will be able to comply with the setback standards. On Lot 1, there is an existing residence, detached garage, and pole barn. However, the applicant’s narrative states the detached garage will become attached to the house as part of this development. With the required dedication of new ROW for County Road 10 as part of the plat, the structures no longer meet the minimum setback requirement of 100’. The existing and proposed setbacks for the structures are provided in the table below. Figure 4 Development Rights Map Figure 5 Lot 1 House Detail Page 5 of 15 Structure Existing Setback from County Road 10 Proposed Setback from County Road 10 House 62’ 44’ Garage 100’ Will become attached to the house. Pole Barn 101’ 83’ The pole barn will be able to meet a 60’ setback from County Road 10 which is allowed with additional landscaping provided in compliance with Section 1060.070, Subd. 2(K) of the Zoning Ordinance. As a proposed condition of approval in the resolution, landscaping must be provided to meet this standard along the property line adjacent to County Road 10 and the plans must be updated accordingly. Existing trees and shrubs in good condition that are preserved can count towards the required landscaping for a reduced setback; however, a tree survey will be required to confirm the number and quality of existing trees along this lot line. The house is not able to meet a 60’ setback once the new ROW is dedicated along County Road 10. The existing setback is protected as a legal nonconformity since the house was built in the 1960s and long pre-dates the prevailing Zoning Ordinance. However, the subdivision proposes to increase the extent of the nonconformity from 62’ to 44’. A variance is required for the existing house to remain with the proposed setback. This will be discussed further in the Variance analysis portion of this report. Streets/Access A 50’ half ROW is shown on the preliminary plat. This is consistent with Hennepin County’s memo as well as the ROW taken as part of the plat for Woodland Court 2nd Addition located immediately west of this proposal, which is served by a private drive. The preliminary plat shows a new public street to serve Lots 2 through 6. The Engineering Memo notes that the plans must be revised to reflect an 80’ ROW for this new street which is the City’s requirement for rural roadways. Discussion with the applicant team on this requirement continued since the date of the Engineering Memo. Engineering confirmed this standard can be minimized to a 66’ ROW if the applicant team can show drainage and the home side of the ditch can be accommodated entirely within the ROW. The resolution of approval is updated accordingly to allow this flexibility. Lot 1 has an existing driveway access on to County Road 10 which will remain per the applicant’s narrative. This will require approval from Hennepin County. The memo from Hennepin County and subsequent email chain, attached to this report, confirms the County understands it is impractical to have Lot 1 connect to the new proposed public street. However, should the existing private drive to the west ever become a public street, the County will likely review the access permit at that time and require direct access on County Road 10 to be removed. A condition of approval requires Hennepin Page 6 of 15 County approval for Lot 1 to continue to have a driveway with direct access on to County Road 10. While a connection to the private drive to the west is not proposed, it is important for the City to consider the long-term road network in this area based on Hennepin County’s desire to limit the long-term access locations along county roadways. Therefore, staff recommended extending a ROW stub to the western lot line as part of this plat. This would preserve land for a future connection should the private drive to the west ever turn into a public street and/or the area be redeveloped. This would be ROW only; the developer would not be responsible for constructing the physical roadway up to the west project boundary. Further road connections to the east and south were determined to be very unlikely due to the extent of wetlands in those directions. During the Planning Commission meeting, the engineer for the applicant explained this requirement creates practical difficulties for the plat as an additional 66’ ROW in this area will conflict with the shown stormwater ponding. Entering the site off County Road 10, the newly proposed street will follow an incline up a hill which later goes down to the wetland in the back of the site where there is the lowest elevation. This is the natural topography of the site where water flows currently. Water from the road is proposed to be collected in ditches going to the stormwater pond at the north end of the site near County Road 10 as well on the backside of the hill. Figure 6 Rough Approximation of Additional ROW to be Dedicated. Page 7 of 15 The stormwater ponding locations are not able to move from the current proposed locations. The sites are constrained by viable septic locations, the need for two viable septic locations for each site, the requirement for each lot to have 200’ of road frontage, and the driveway for Lot 3 must cross a creek which they are aligning with an existing crossing. Stormwater ponding on Lots 2 and 4 is not viable due to the elevations in the area. They are not able to physically get the water to that area to then outlet into a pond. The Planning Commission made the recommendation for staff to consider a compromise to allow the stormwater ponding within the ROW or a road easement. If this compromise was determined to not be feasible, the Commission recommended the City to not take the additional ROW. Engineering staff reviewed the comments from the applicant team. They agreed that the area is constrained, and staff no longer recommends additional ROW past the cul-de-sac. The attached resolution was updated accordingly. As mentioned above, a creek crossing is required to access the proposed house location for Lot 3. The Engineering Memo requires that the applicant get permit approval for this creek crossing prior to submittal of the final plat. Additionally, the proposed driveway will have wetland impacts that also must be approved prior to the final plat. Utilities All lots will be served by private well and septic systems as noted in the applicant’s narrative. The preliminary plat shows two existing wells and a septic system on Lot 1. Proposed primary and alternative septic locations are shown on Lots 2 through 6. Preliminary approval of the septic locations was provided by Hennepin County as of May 29, 2024. However, a 75’ septic setback is required from the edges of wetlands. Neither septic location shown for Lot 3 complies with this setback. The plans must be revised to show septic locations for Lot 3 in compliance with the 75’ setback from the wetland edge. Confirmation of approval from Hennepin County for the revised locations is required. The applicant team confirmed this was in process at the Planning Commission meeting. Proposed well locations are not shown on the preliminary plat. Per the Engineering Memo, proposed well locations must be shown to confirm compliance with setback requirements. Wells are to be approved and permitted through the Minnesota Department of Health. Easements The applicant provided drainage and utility easements over wetlands, wetland buffers, stormwater ponding, and along the perimeter of the lot lines. An encroachment agreement is required for all site improvements placed within the City ROW or easements. The existing conditions survey show overhead electric lines which suggest there is an additional easement within the project boundaries near County Road 10. The extent and location of the easement must be confirmed and shown on the survey and preliminary plat. Page 8 of 15 Grading, Stormwater, and Erosion Control The Engineering Memo includes a number of items related to grading, stormwater, and erosion control. These items must be addressed prior to final plat submittal. Accessory Structure Footprint Lot 1 has two existing accessory structures. A 4.2-acre lot allows for an accessory structure footprint of 2,188 square feet. At the same time, the first 1,000 square feet of an attached accessory structure is exempt from this footprint calculation. The applicant’s narrative explains they intend to attach the detached garage to the house. This will leave a pole barn with a footprint of about 1,800 square feet which complies with this standard. There is some concern that it will be difficult to enforce the requirement that the detached garage be attached to the existing house. However, the City has taken financial securities in the past to ensure demolition of buildings. Staff recommends a condition of approval that requires submittal of a financial security based on the estimated cost to demolish the garage. This would be used should the City not receive a building permit to attach the garage to the house within 1 year of the final plat being approved. Wetlands A wetland delineation application was submitted to the City in May of this year and is currently under review. The preliminary plans include 6 wetland areas as submitted in the report to be certified by the City. A condition of approval is that the wetland delineation must be finalized prior to the final plat submittal. Page 9 of 15 Figure 7 Wetland Boundaries Page 10 of 15 While there may be some impacts to the wetlands (specifically to Lot 3 where the driveway will cross the wetland), most of these wetlands are proposed to remain in their entirety. The wetlands will be subject to the Wetland Overlay District (Section 1050.010), which includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. The size of the buffer is dependent upon the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessment of known wetlands within the City. Wetlands not shown on this map are assumed to be of medium quality; however, there is a process to confirm wetland quality through Minnesota Rapid Assessment (MNRAM) methodology should the applicant decide wetland quality on the site needs to be re-evaluated. The City’s map shows a portion of Wetland 3 is low quality with a portion of the same wetland body considered medium quality. The remaining wetlands are not shown on this map and are assumed to be of medium quality. The following requirements will be applied: Standard Medium Low Wetland Buffer Average Width 25’ 15’** Wetland Buffer Width (Min.) 20’ 10’ Wetland Buffer Width (Max.) 40’ 20’ Structure Setback from Buffer 15’ 15’ Total Buffer and Setback (Average)* 40’ 30’ * A 5’ setback is required for roads and parking lots. ** The Elm Creek Watershed requires a wetland buffer average width of 25’ for all wetlands with a minimum width of 10’. The applicant is responsible for satisfying the Watershed’s requirements. Figure 8 Natural Resource Communities Quality Ranking Map Page 11 of 15 There are wetland buffers on the plan that do not meet the minimum width requirement and/or buffer widths that exceed the maximum allowed to count towards the required average width. As a condition of approval staff proposes preliminary wetland buffer plan must be revised to dimension the minimum and maximum wetland buffer width for each wetland to confirm compliance with Section 1050.010, Subd. 5. Additionally, the applicant’s engineer must provide certification of the average width of each wetland buffer. A permanent wetland buffer monument shall be installed at each lot line where it crosses a wetland buffe, and where to indicate the contour of the buffer. Monument buffer signs cannot exceed the maximum spacing requirement of 200 feet of wetland edge. There are a few areas where the proposed wetland signs do not meet these standards. Additionally, sign locations may need to be adjusted as the wetland buffer widths are finalized. Staff will continue to work with the applicant to appropriately place wetland buffer monuments. The applicant submitted a ground cover plan which indicates all wetland buffers will be planted with a seed mix for wetlands buffers. The final seed mix to be utilized will be approved by the City’s wetland specialist. Landscaping The plans show tree preservation areas on the south side of Lot 3 where there is a high-quality natural community of maple/basswood according to the City’s Natural Resource Inventory Map. The City will be a named party to the tree preservation/conservation easements. The applicant will be required to submit easement agreements for review with the final plat. A preliminary landscaping plan and narrative was submitted with the application. The plan reflects 5 new trees of 2” caliper to be planted as part of the development, 1 for each new lot. The species of the trees are not noted. The narrative explains they want the individual home buyers to decide the type and quantity of trees to be planted as well as how the yard will be established. The narrative notes that the landscape Figure 9 Tree Preservation Areas in Red Page 12 of 15 package may or may not be included with the build with the applicant’s company. If not, the owner would be responsible for establishing the yard and planting trees. While it is understandable that homeowners will want to be involved in the final landscaping design of their lots, holding the homeowner responsible will not work with the City’s process because the landscaping security and warranty to meet the City requirements is the responsibility of the developer. While homebuyers can choose to plant more than the required minimum of trees, the developer is responsible for planting one new tree for each lot that meets the minimum standards of Section 1060.070. Additionally, the landscaping plan must show the basic ground cover that the applicant will be responsible for establishing on each lot. Should a homebuyer choose to change the type of ground cover later, the developer can make an amendment to the approved landscaping plan at that time. However, the responsibility for establishing the yard will fall on the developer, not the eventual homeowners. Finally, the landscaping plan will need to address the landscaping requirement for a 60’ setback from County Road 10. Staff proposes the following conditions of approval in revising the landscaping plan to be brought in compliance with the Zoning Ordinance: 1. The landscaping plan must be revised to show overstory trees of at least 2.5” caliper at the time of planting. 2. Tree species must be shown on the landscaping plan. a. No more than 33% of the required trees can be of a single species. 3. The anticipated ground cover to be established must be shown. 4. The applicant will be responsible for installing the required trees and ground cover. 5. Plantings must be shown along County Road 10 for a reduced setback for the existing structures. Lighting A lighting plan was not submitted. The Engineering Memo states that an overhead streetlight should be provided at the corner of the proposed road and County Road 10 to be consistent with the lighting requirements for other rural subdivisions. Any lighting must comply with Section 1060.040 and is the responsibility of the developer until it Is accepted by the City. Park Dedication Page 13 of 15 The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. There are no parks or off-road trails shown within the project boundaries. A proposed on-road trail is shown on County Road 10. This will likely be a painted shoulder on the roadway that is added once the road is improved. No sidewalks are proposed or required for this rural development. The applicant’s plan does not include any land for park dedication. Therefore, park dedication will be handled entirely as cash-in-lieu of land. There is one existing single- family home where 6 are now proposed. Each new lot (a total of 5 lots) will be required to pay park dedication fees per the fee schedule adopted at the time of final plat approval. The 2024 fee schedule provides the park dedication fee for single-family units is $5,954. The estimated park dedication due with the final plat is as follows: - 5 new single-family units x $5,954 = $29,770 C. Variance The application requires a variance because the preliminary plat shows the existing residence on Lot 1 will have a setback of 44’ once a 50’ half ROW is provided for County Road 10. Section 1070.040 provides the following standards to review variance requests. 1. That there are practical difficulties in complying with the Zoning Ordinance. The League of MN Cities defines a three-factor test for the term “practical difficulties”: Figure 10 Parks and Trails Plan Page 14 of 15 - The property owner proposes to use the property in a reasonable manner not otherwise allowed by the Zoning Ordinance. - The plight of the landowner is due to circumstances unique to the property and not created by the landowner; and - The variance will not alter the essential character of the locality. Section 1070.040, Subd. 2(B) of the Zoning Ordinance specifically calls out the last two factors as their own standards and will be discussed individually. Therefore, the City typically uses this first standard to focus on evaluating the “reasonableness” of the request. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. 3. That the granting of the variation will not alter the essential character of the locality. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. 5. The variance is consistent with the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of granting the variance. The applicant’s narrative notes the desire for the existing residence to remain as-is on Lot 1. In recent history, the City has found that requiring removal or relocation of an existing residence to meet the setback requirements of a new plat can constitute a practical difficulty. Staff agrees that it may be reasonable for the existing residence to remain as requested. The existing residence and wetland to the east are fairly unique pre-existing conditions of the site that limit the viability of different locations for the house. Further, these conditions were not created by the current landowner. Since the residence exists today in its current location with a setback of 62’, granting a variance to allow a 44’ setback after the new ROW is dedicated will not alter the essential character of the locality. Arguably, the residence built in the 1960s is part of the character expected in this area. The large setback from county roads was adopted as a way to provide more open, green space while also ensuring there is plenty of space between the road and the house for future road expansions. There are a number of trees along the north property line of Lot 1 that offer vegetated space, and there will be space to accommodate road expansions within the newly dedicated ROW. Granting the variance would not conflict with the goal of the Comprehensive Plan for this area to remain rural with natural areas, planted fields, hobby farms, and large residential lots. While staff believe it makes sense to grant this variance, staff also recommend minimizing the extent of the variance granted by requiring the applicant to plant landscaping as required in Section 1060.070, Subd. 2(K) which allows for a reduced setback of 60’. This will require the landscaping plan to be updated. Page 15 of 15 4. Summary of Issues 1. Preliminary Plat a. Staff finds that reasonable conditions of approval can be added to ensure compliance with the preliminary plat standards. b. Proposed conditions of approval where the City has discretion: i. The security to ensure the detached garage on Lot 1 either becomes attached within 1 year of recording the final plat or gives the City the ability to demolish the structure to ensure compliance with the footprint limit on a 4.2-acre lot. 2. Variance a. Does the City Council find the practical difficulty standard has been met for a variance to allow a structure setback of 44’ from a county road? b. Does the City Council agree a reasonable stipulation of the variance is to require additional landscaping along the affected property line as would be required for a 60’ setback? 5. Recommendation Planning Commission and staff recommend approval of the following: a. Resolution 2024-70 Approving the Preliminary Plat for Upward Acres b. Resolution 2024-71 Approving the Variance for Upward Acres If the City Council finds the practical difficulty standard for the variance has not been satisfied, findings of fact should be provided for staff to bring back to City Council on July 11, 2024. Attachments 1. Resolution 2024-70 Approving the Preliminary Plat for Upward Acres 2. Resolution 2024-71 Approving the Variance for Upward Acres 3. City Engineering Memo Dated May 28, 2024 4. Hennepin County Memo and Email Chain 5. Applicant Narrative 6. Public Comment 7. Existing Conditions Survey 8. Preliminary Plans City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “UPWARD ACRES” ON THE PROPERTY LOCATED AT 22625 COUNTY ROAD 10 (PID 17-119-23-13-0001) (CITY FILE NO. 24-015) WHEREAS, Skies Limit LLC (“the applicant”) requests approval of a preliminary plat to create 6 single-family lots from property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary subject to the following findings and conditions: 1.A preliminary plat is approved, in accordance with the plans received by the City on January 22, 2024, with additional material received as of April 16, 2024, May 9, 2024, and May 15, 2024, except as amended by this resolution. 2.The applicant shall comply with all requirements in the City Engineer Memo dated May 28, 2024. a.The required right-of-way for the proposed new street can be minimized down to 66 feet if drainage and the home-side of the ditch can be entirely accommodated within 66 feet. 3.Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 4.The wetland delineation must be finalized prior to submittal of the final plat. 5.All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a.Wetland signs must be purchased from the City. b.Wetland signs must be installed on treated 4x4 wooden posts. c.Wetland buffer signs must be installed prior to issuance of building permits. d.The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. Agenda Attachment Item: 7f1. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 2 of 7 e.Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f.The final seed mix to be used in establishing the wetland buffers must be approved by the City’s wetland specialist. g.Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i.The City’s wetland buffer specialist must inspect existing wetland buffers proposed to remain to confirm the existing buffers are undisturbed and in an acceptable condition. This must be completed prior to submittal of the final plat application. h.The minimum and maximum dimensions as well as the average width of all wetland buffers must be certified by the applicant’s engineer. i.Wetland buffer signs must be located where the buffer crosses a property line and to indicate changes in contour. i.Wetland buffer signs can be superseded by tree preservation monument signs where tree preservation areas extend further than the wetland buffer width. j.Spacing between wetland buffer monument signs cannot exceed 200’. k.A planting and maintenance plan must be submitted for the wetland buffers that address site preparation, proposed maintenance practices, and when the City will be notified for inspections to be approved by the City’s Wetland Specialist. 6.Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a.Park dedication is required based on the finding that the development will add 5 new single-family homes to the City. b.Residents of the development will need access to nearby existing and future trails and parks that do not exist today as guided by the Comprehensive Plan. c.Cash-in-lieu of land will be used only for the acquisition and development of parks, recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d.Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. The code stipulates a dedication requirement of 5% of land for land guided at a density of less than 2 units an acre or an equivalent market value in cash, resulting in estimated park dedication fees of $29,770. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 3 of 7 7.All homes must meet the minimum residential building standards outlined in Section 1030.030 and 1060.050, Subd. 1(B) of the Zoning Ordinance. 8.All residential lots must have a minimum of 2 parking spaces. 9.If a variance for a reduced setback from County Road 10 is not approved by the City for the existing residence on Lot 1, Block 1, the house shall be removed or relocated to comply with all setbacks which must be reflected on a revised preliminary plat. A security for this work must be provided to the City as part of the Development Contract. 10.Landscaping must be provided in compliance with Section 1070.060, Subd. 2(K) to allow for a reduced structure setback along County Road 10 on Lot 1, Block 1. a.For existing trees and/or shrubs to count towards the landscaping requirement, a tree survey of this area must be provided. b.Plantings in good condition can reduce the number of required new plantings to satisfy Section 1060.070, Subd. 2(K). 11.Proposed well locations must be shown on the preliminary plat and are subject to approval by the Minnesota Department of Health. 12.Hennepin County approval and permitting is required for the existing driveway of Lot 1 to remain with direct access to County Road 10. 13.All septic sites must meet a minimum setback of 75 feet from delineated wetland edges. 14.An easement for overhead electrical lines is implied that would impact Lot 1 and Lot 6 of Block 1. This easement must be confirmed and shown on the existing conditions survey and preliminary plat. 15.The existing detached garage on Lot 1, Block 1 must be attached to the house in order for the structure to remain. a.As part of the Development Contract, the applicant will be required to submit a financial security based on the estimated cost of demolishing the garage to be held until the garage is attached to the house. b.A building permit to attach the garage to the house must be applied for within 1 year of the final plat being recorded with Hennepin County, otherwise the security will be used by the City to remove the garage. 16.The applicant is responsible for installing the required trees and ground cover to meet the requirements of Section 1060.070. 17.Prior to submittal of the final plat, the applicant must complete the following: a.Revise the preliminary plat to show the following: City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 4 of 7 i.A 100-foot structure setback from the property lines adjacent to County Road 10. ii.The septic locations for Lot 3, Block 1 must be revised to meet a 75-foot setback from the wetland edge. 1.The approval of this new location must be confirmed by Hennepin County. iii.Show an 80-foot right-of-way for the proposed local street with a right-of- way stub extended from the proposed cul-de-sac to the western property line unless otherwise approved by the City Engineer. iv.Proposed well locations and required setback must be shown. v.Easement for the overhead electrical line must be confirmed and depicted. The eastern lot line of Lot 1, Block 5 shall be moved to the west per the Engineering Memo to allow for a future permittable road connection from Oakdale. b.Revise the preliminary wetland buffer and tree preservation plan to show the following: i.The minimum dimension of all wetland buffers. ii.The maximum dimension of all wetland buffers. iii.Certification of the average width of all wetland buffers. iv.Wetland buffer monument signs at each contour and property line with a maximum spacing of 200’ in between signs. c.Provide a wetland buffer planting and maintenance plan that identifies the process for site preparation, maintenance practices, and when the City will be notified for inspections. d.Revise the preliminary landscaping plan to show the following: i.Landscaping in compliance with Section 1060.070, Subd. 2(K) for a reduced setback along County Road 10 for Lot 1, Block 1. ii.Revise the minimum size of overstory shade trees from 2 inches to 2.5 inches in diameter at the time of planting per Section 1060.070, Subd. 2(D). iii.Tree species must be shown on the landscaping plan. 1.No more than 33% of the required trees can be of a single species. iv.Ground cover must be shown on the landscaping plan. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 5 of 7 18.As part of the final plat submittal, the applicant must provide the following for the proposed Tree Preservation areas: a.Tree Preservation Easement Exhibits b.Tree Preservation Easement Agreement c.Sign Detail for the Tree Preservation Monument Signs 19.The applicant is responsible for installing an overhead light as required at the intersection of the proposed local street and County Road 10. a. The final location to be approved by Public Safety and the City Engineer. b. The applicant shall provide specifications that demonstrate compliance with Section 1060.040 (Lighting) of the Zoning Ordinance. 20.Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, and in compliance with the Engineering Memo. 21.Drainage and utility easements shall be provided along the perimeter of all lots. 22.All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 23.Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 24.The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. 25.If a Homeowners Association is to be created, the applicant shall provide copies of the Homeowner’s Association Documents/Covenants for City review as part of the final plat application. 26.Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 27.All landscaping in rear yards and common areas shall be planted and inspected by the City within one year of issuance of a building permit unless an alternative timeline is approved by the City. 28.Trees in the front yard shall be planted prior to issuance of certificate of occupancy unless an alternative timeline is approved. 29.Parking shall be permitted on one side of local streets and shall be signed in accordance with City standards. 30.Sign permits will be required prior to construction of any signs, temporary or permanent. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 6 of 7 31.The final plat shall address all conditions of approval. 32.Prior to release of final plat for recording, the applicant shall enter into the following: a.A Development Contract to provide a financial guarantee to protect the work. b.A stormwater maintenance agreement. c.An encroachment agreement for any site improvements within the City’s drainage and utility easements. d.Tree Preservation Easement Agreement 33.Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-70 Page 7 of 7 ATTACHMENT A That part of the West Half of the Northeast Quarter of Section 17, Township 119, Range 23, Hennepin County, Minnesota, lying West of the East 49.00 feet thereof and South of County Road No. 10. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-71 Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A VARIANCE FOR “UPWARD ACRES” ON THE PROPERTY LOCATED AT 22625 COUNTY ROAD 10 (PID 17-119-23-13-0001) (CITY FILE NO. 24-015) WHEREAS, Skies Limit LLC (“the applicant”) request approval of a preliminary plat for 6 residential lots on property described as follows: See Attachment A WHEREAS, the applicant also requests approval of a variance from a setback requirement; WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a variance subject to the following findings and conditions; 1.The requested variance to allow a 44-foot setback from the property line adjacent to County Road 10 for Lot 1, Block 1 is approved based on the following findings: a.That there are practical difficulties in complying with the Subdivision Ordinance. Lot 1, Block 1 has an existing residence setback roughly 62 feet from the existing property line which will be reduced to 44 feet from the property line with required dedication of right-of-way for County Road 10. The existing structure is proposed to remain in its current location. b.That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. c.That the granting of the variation will not alter the essential character of the locality. The structures exist today in their current capacity. The home was built in the 1960s and is part of the character expected in this area. d.The proposed variance would be in harmony with the general purposes and intent of the ordinance. This standard was adopted to provide open green space and ensure future road expansions will not conflict with existing structures. The area between the house and County Road 10 has existing vegetation and road expansions can be accommodated within the newly dedicated right-of-way. e.The variance is consistent with the Comprehensive Plan. The variance does not conflict with the intent for this area to remain rural with natural areas, planted fields, hobby farms, and large residential lots. Agenda Attachment Item: 7f2. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-71 Page 2 of 3 f.The City may impose conditions on the variance to address the impact on the variance. i.The applicant must revise the landscaping plan to provide landscaping per Section 1060.070, Subd. 2(K) that allows for setback flexibility in exchange for increased landscaping. 1.Preserved vegetation in good condition can count towards the required plantings, but a Tree Survey must be provided to determine the amount of new plantings required. 2.The applicant is required to record this resolution with the Hennepin County’s Recorder’s Office and provide proof of recording to the City. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-71 Page 3 of 3 ATTACHMENT A That part of the West Half of the Northeast Quarter of Section 17, Township 119, Range 23, Hennepin County, Minnesota, lying West of the East 49.00 feet thereof and South of County Road No. 10. Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, PE City Engineer Steve Hegland, PE Project:Upward Acres Preliminary Plat Date:May 28, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Preliminary Plans – Upward Acres by Otto Associates Dated 4/16/24. 2. Stormwater Management Plan – Upward Acres by Otto Associates Dated 4/12/24 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. Watershed process will first involve receiving City authorization to submit to ECWMC. 3. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of County Road 10 without City of Corcoran and Hennepin County permission. Should any lane restrictions be necessary, the Contractor shall notify the County and provide a Traffic Control Plan. 4. An encroachment agreement shall be required for all site improvements placed within the City ROW or easements. 5. Incorporate 2024 Corcoran Standard Detail Plates in construction plan set. Plat: 1. ROW dedication along County Road 10 is shown as a 50’ half ROW. ROW dedication shall be reviewed and approved by Hennepin County. 2. ROW should be 80’ for rural roadways per Standard Details. 3. Drainage and utility easement required over entirety of all Outlots and pond HWLs. Transportation 1. The proposed development is adding five homes along with proposing to retain the existing home in the northwest corner of the parcel. 2. Hennepin County controls the access within their roadway and shall review the proposed access. Historically, turn lanes are not a County requirement for a project of this size. They shall confirm that the existing driveway will be able to remain from County Road 10 as currently no driveway connection to the new internal roadway is proposed. Agenda Attachment Item: 7f3. May 28, 2024 Upward Acres Kevin Mattson, PE Public Works Director Page 2 of 3 3. Based on Hennepin County wanting to limit the long term access locations along county roadways, we would recommend the applicant consider extending a ROW stub to the western lot line. Currently, a shared private drive remains to the west and this should remain as a privately owned shared private drive. 4. Consistent with other rural developments, an overhead light should be added at corner of proposed roadway and County Road 10. 5. Roadway detail sections shall be identified on plans. If sand section is added, draintile outlets shall be identified on the plans and protected. Site Plans 1. The existing and proposed drainage and utility easements shown shall be clearly labeled on all plan drawings. 2. Identify on plans the 12’ pond access route. 3. Provide a tree removal plan with the areas of trees to be removed clearly hatched. Wetland Buffers 1. The Construction Plans shall identify if any existing vegetation is planned to be utilized with the buffer so they can be reviewed by the City for approval. o It is assumed that all wetland buffers will be established with the project. o The wetland buffer zones shall also be clearly identified and labeled. o A buffer establishment plan shall be provided noting the details on how and when the buffer will be planted as well as a plan and schedule for the maintenance to ensure they are properly established. The establishment plan shall identify specific seed mixes with the type and rates at which the mixes shall be applied. Grading 1. Any retaining walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the City. 2. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the City Engineer. 3. Individual lot exhibits showing grading, driveway slopes, house elevations, and culverts within the ditch meeting Corcoran standard detail STO-15 shall be submitted at final plat. Stormwater 1. Reference the City Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 2. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity at the time of final plat. Provide rational method drainage map for individual inlets. 3. Show NWL and HWL level for all wetlands on all plan sheets. 4. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. 5. Provide profile views for all storm sewer at Final Plat. May 28, 2024 Upward Acres Kevin Mattson, PE Public Works Director Page 3 of 3 6. Label clearly on plans EOFs for all areas where water will be collected including all low areas in roadways and greenspaces including wetlands if water is collected. 7. Provide a minimum of 0.5’ of drop between the incoming tile line and the outlet pipe within the OCS. Modeling 1. Extend subwatershed delineation and modeling for the northwest (E1) offsite areas or document no offsite drainage impacts the site. 2. Divide P5 into two subwatersheds to reflect the ultimate driveway condition. Low Floors and Creek Crossing 1. Low openings shall be 2 feet above wetland delineated edge or wetland outlet, whichever is higher. WMO reviews low floors/low openings also. 2. Creek crossing for Lot 3 driveway shall be permitted prior to Final Plat. Wetland impacts for the driveway must also be addressed prior to Final Plat. Provide profile of existing 12-inch CMP and surrounding topo. a. Replace culvert and create crossing with the development infrastructure. Detail Plates 1. Provide Standard Plate Details for each pond with individual elevations. 2. Due to overland flow downstream of the pond discharge, install City Standard Stilling Basin detail at each outlet. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Provide erosion control plan and restoration plan for review with final plat. Restoration plan shall identify the specific restoration types and practices for each area within the plat limits, including the areas which are currently used for agriculture. Well/Septic 1. Hennepin County is permitting agency for septics. At time of grading, septic sites shall be clearly marked to ensure septic sites are kept viable. 2. MDH is permitting agency for wells. Approximate location to be shown on each lot to show setbacks can be achieved. End of Comments Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us May 16, 2024 Mr. Dwight Klingbeil City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Upward Acres (Received 04/17/2024) County State Aid Highway (CSAH) 10 Hennepin County Plat Review ID #4093 (Reviewed 04/23/2024) Mr. Klingbeil: Please consider the following county staff comments for the proposed subdivision of the agricultural lot into 6 single family residences on the south side of County Road 10. Access: County staff support the new proposed access and maintaining the current driveway on County Road 10 for the existing home on Lot 1. When ownership of this home changes, county staff recommend closing the current driveway and directing access to the proposed road. Right-of-way: County staff request 50 feet half right-of-way for drainage, utility and future multi-modal purposes. Storm Water/Drainage: Plans need to be updated to reflect the existing culvert on County Road 10.Per Ordinance 22, discharge rates must remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be needed if flow rates cannot match existing. Contact: Jordan Labat at 612-596-0703 or jordan.labat@hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved county permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, sidewalk/trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us Please contact Ashley Morello: 612-596-0359, ashley.morello@hennepin.us with any questions. Sincerely, Carla Stueve, PE County Highway Engineer Agenda Attachment Item: 7f4. Hennepin County Property Map Date: 4/18/2024 Comments: 1 inch = 1,600 feet PARCEL ID: 1711923130001 OWNER NAME: Skies Limit Llc PARCEL ADDRESS: 22625 Co Rd No 10,Corcoran MN 55374 PARCEL AREA: 61.55 acres, 2,681,260 sq ft A-T-B: Abstract SALE PRICE: $70,495 SALE DATE: 02/2000 SALE CODE: Excluded From Ratio Studies ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $599,700 TAX TOTAL: $4,224.20 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $655,100 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2024 From: Ashley Morello <Ashley.Morello@hennepin.us> Sent: Tuesday, April 23, 2024 4:10 PM To: Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Cc: Transportation.Plats <Transportation.Plats@hennepin.us>; Chad D Ellos <Chad.Ellos@hennepin.us> Subject: RE: [External] Upward Acres Pre-Plat Distribution (City File 24-015) Dwight, Thanks for sending this over. County staff had the opportunity to review. Since this is a preliminary plat, we’d like to provide a formal comment letter in the next couple of weeks for all of our records. Before we finalize our letter, I’d like to get some clarification on a few items: •There is an existing culvert a little east of the proposed access. Please have the applicantupdate the SWMP to reflect the culvert. County staff want to confirm that the culvertwon’t be taking on additional flow rates, to be consistent with our Ordinance 22requirements. •Can you provide more detail on the existing single family home (shown on lot 1) thatabuts County Road 10? o It looks like the existing structures won’t be impacted and that the goal is tomaintain access to County Road 10. Is this both a short term and the long term plan for the property? Ideally, we’d like to consolidate access onto the county roadways for single family homes. Is this an exception parcel? If no changes can occur in the short term, can we consider long term updates? Ideally, we’d like to see this access be removed. Perhaps if the owner sells/moves, can we plan that the Lot 1 would redirect access to the proposed cul de sac? •In terms of the cul de sac and access, it makes sense with this proposal. I’m curious how does this proposal reflects on city planning and visioning for the area? If the hope is that this area will continue to develop, it might be prudent for the developer to consider some long term internal connections with stubs that could be connected to in the future. Again, staff will be working on a comment letter and hope to send that in a few weeks. In the interim, we’re happy to continue the discussion. I’ll be on PTO starting tomorrow, so Chad Ellos (cc’d) will likely be your best main contact. Ashley Morello she/her Transportation Planning This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Office: 612-596-0359 ashley.morello@hennepin.us | hennepin.us From: Natalie Davis <ndavis@corcoranmn.gov> Sent: Wednesday, May 22, 2024 1:09 PM To: Ashley Morello <Ashley.Morello@hennepin.us> Cc: Chad D Ellos <Chad.Ellos@hennepin.us> Subject: RE: [External] Upward Acres Pre-Plat Distribution (City File 24-015) Good afternoon Ashley, I apologize for the significant delay in my response; this email became lost in the shuffle. My response to your comments are below in red: •There is an existing culvert a little east of the proposed access. Please have the applicant update the SWMP to reflect the culvert. County staff want to confirm that the culvert won’t be taking on additional flow rates, to be consistent with our Ordinance 22 requirements. - Noted •Can you provide more detail on the existing single family home (shown on lot 1) that abuts County Road 10? o It looks like the existing structures won’t be impacted and that the goal is to maintain access to County Road 10. Is this both a short term and the long term plan for the property? Ideally, we’d like to consolidate access onto the county roadways for single family homes. Is this an exception parcel? If no changes can occur in the short term, can we consider long term updates? Ideally, we’d like to see this access be removed. Perhaps if the owner sells/moves, can we plan that the Lot 1 would redirect access to the proposed cul de sac? •The applicant’s intent in the narrative is to have the existing home and driveway remain in perpetuity. There is a significant wetland in between the house and the proposed road. It appears highly impractical to require this lot to connect to the new proposed road considering the existing conditions. •In terms of the cul de sac and access, it makes sense with this proposal. I’m curious how does this proposal reflects on city planning and visioning for the area? If the hope is that this area will continue to develop, it might be prudent for the developer to consider some long term internal connections with stubs that could be connected to in the future. o The wetlands on the site make future road connections to the north and east impractical. Staff is willing to look at requiring ROW to extend from the cul-de-sac to the existing private drive to the west should the private drive ever be turned over as a public street or if that area is redeveloped. However, City Council will have the final say and this connection may stir some controversy with the existing neighborhood. Regardless, from the conversation this morning, staff intends to present this as a condition of approval. Thank you, From: Ashley Morello <Ashley.Morello@hennepin.us> Sent: Tuesday, May 28, 2024 8:22 AM To: Natalie Davis <ndavis@corcoranmn.gov> Cc: Chad D Ellos <Chad.Ellos@hennepin.us> Subject: RE: [External] Upward Acres Pre-Plat Distribution (City File 24-015) Natalie, Thanks for your response. Understood that the existing wetland can make it tricky to connect this property to the proposed road. We appreciate the consideration of the city acquiring the ROW on the private drive to strengthen the internal network, and further understand that the city council has the final say. If the private drive were to become public, the county would advocate for the existing property on lot 1 to reroute access to the formerly private drive in the long term, or once ownership changes. As County Road 10 continues to develop in the future, we want to see access consolidated and the local network strengthened. Ashley Morello she/her Transportation Planning Office: 612-596-0359 ashley.morello@hennepin.us | hennepin.us From: Natalie Davis <ndavis@corcoranmn.gov> Sent: Friday, May 31, 2024 3:05 PM To: Ashley Morello <Ashley.Morello@hennepin.us> Cc: Chad D Ellos <Chad.Ellos@hennepin.us> Subject: RE: [External] Upward Acres Pre-Plat Distribution (City File 24-015) Good afternoon Ashley, That makes sense. The proposed condition of approval for the Planning Commission discussion is for ROW to be provided to the west to allow for a possible connection in the future should the private drive become public. Will your team be submitting a formal memo? This item goes to City Council on 6/27, so I would need a memo by Monday, 6/20, for it to be included in the Council packet. I know part of the delay on the memo was my own delay in response, so hopefully 6/20 will be a doable timeline for your. Have a great weekend, From: Ashley Morello <Ashley.Morello@hennepin.us> Sent: Wednesday, June 5, 2024 8:51 AM To: Natalie Davis <ndavis@corcoranmn.gov> Cc: Chad D Ellos <Chad.Ellos@hennepin.us> Subject: RE: [External] Upward Acres Pre-Plat Distribution (City File 24-015) Thanks Natalie. I wasn’t planning to provide any formal documentation beyond the letter staff provided on May 16 (attached). Will our email thread since suffice, or would you prefer more formalized documentation for the city council materials? Ashley Morello she/her Transportation Planning Office: 612-596-0359 ashley.morello@hennepin.us | hennepin.us Upward Acres / Pre-liminary Plat -Narrative for variance To whom it concerns, We, SKIES LIMIT LLC, the developer for the proposed Upward Acres concept plan relating to the subject property (PID 1711923130001 ) at 22625 County Rd 10 in Corcoran are requesting your consideration for approval of the requisite variance for a reduced setback from County Rd 10 as it pertains to the existing home, garage and shed. The existing 2 stall garage will be attached to the home at the developer’s expense to make the lot comply with having no more than 1 out-building/detached structure. While compliant today the new concept plan changes the zoning requirement setbacks (see setback exhibit below from staff) for the new right-of-way (ROW) to a minimum of 100 ft from County Rd 10. The existing structures are in good condition and there are no tangible means by which to make them compliant with the new setbacks within the ordinance. It is our genuine hope that these findings of fact show there is practical difficulty in complying with the ordinance as written as we cannot move County Rd 10 further north nor can we reasonably move the existing home back away from the road. The pole barn will be able to meet a 60’ setback from County Rd 10 which is allowed with additional landscaping provided in compliance with Section 1060.070, Subd 2(K) of the Zoning Ordinance. As a proposed condition of approval from the draft resolution the developer will install additional landscaping along the property line adjacent to County Rd 10 and the civil engineer/surveyor will update the concept plans accordingly showing this new landscaping. We will complete a tree survey on this Lot 1 to confirm the number and quality of existing tree’s along the western half of Lot 1. Unfortunately, the house is not able to meet a 60’ setback once the new ROW is dedicated along County Rd 10. The exiting setback is protected as a legal nonconformity since the house was built in the 1960s and long pre-dates the prevailing Zoning Ordinance. Your consideration for granting approval of this variance will mean that while the existing setback will change from currently 60’ to now 44’ the home itself will remain exactly where it has been for over 60+ years, physically no closer or further from where County Rd 10 exists today. We intend to sell the existing home and structures in their current condition with of course the additional landscaping installed as a requirement of the plat approval/resolution/developer’s agreement. We thank you for your time and consideration. ~Donavon DesMarais & Phillip Kothrade SKIES LIMIT (LLC) Agenda Attachment Item: 7f5. Upward Acres Landscape Plan Narrative The preliminary landscape plan for Upward Acres shows proposed locations for 2” trees in each of the five lots to be created. Once the lots are sold and built on it will be up to the new owners to determine exact quantity of trees to be planted. Also, how the yard will be established ex: seed, hydro seed or sod. The landscape package may or may not be included with the build with JPC Custom Homes. If not, it will be the owner’s responsibility to establish the yard and plant trees. Landscaping and lawn seeding will likely take place in 2025 when the builds are near or at completion. This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. From:Dwight Klingbeil To:Natalie Davis Subject:Fw: New Development proposed County Road 10 Date:Monday, June 17, 2024 11:51:15 AM Attachments:image.png Outlook-r0vcbtcg.png From: Phil Bunkers <philbunkers@gmail.com> Sent: Monday, June 17, 2024 11:25 AM To: Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Subject: New Development proposed County Road 10 Dear council members, I am a resident of Corcoran living off County Road 10 onto private drive Woodland Court. I have lived here for 31 years and have enjoyed the country, private living Corcoran has provided. I understand growth and development was inevitable. However I do have some concerns with the new development proposed across our private road.I attended the last planning meeting on June 6. After seeing the preliminary plat map I am concerned where the long term road network is proposed. It would connect at the end of my driveway and I'd rather not have an intersection at this point allowing for added traffic onto our private road. I'm concerned since our road is private how this can even be proposed. We have a beautiful tree line there that allows privacy and noise reduction from County road 10. I also have concerns about what this would do to my property value and the impact of selling my house in the future. I feel I can be the voice of the other 6 residents that own this road as well. I hope you are able to find another solution to this. Please feel free to reach out to me with questions. I have attached a picture for you to refer too. Sincerely, Philip Bunkers Address 22631 county Road 10 Agenda Attachment Item: 7f6. COUNTY NO. 1 0 ROA D Project No. Revised:Checked By: Requested By: Date:Drawn By:Scale: Engineers & Land Surveyors, Inc. 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com denotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument found SSOCIATES2-26-24 Skies Limit, LLC T.J.B.1"=100'P.E.O. Certificate of Survey and Topographic Survey N Feet 0 100 200 denotes P.K. nail set HOUSE DETAIL N I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ Agenda Attachment Item: 7f7. PROPOSEDROAD124563BLOCK 1CO U N T Y ROA D NO. 1 0 NNVicinity MapFeet0100200HOUSE DETAILN4-16-24PRELIMINARY PLATUPWARD ACRESSKIES LIMIT, LLCCORCORAN, MN24-0103SHEET 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.com14PRELIMINARY PLAT OFUPWARD ACRESI 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:_________________________Agenda Attachment Item: 7f8. PROPOSEDROAD124563BLOCK 1CO U N T Y ROA D NO. 1 0 NFeet01002004-16-24PRELIMINARY WETLAND BUFFER& TREE PRESERVATION PLANUPWARD ACRESSKIES LIMIT, LLCCORCORAN, MN24-0103SHEET 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.com24I 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:_________________________ PROPOSED ROAD124563PROPOSEDROADCOUNTY ROAD NO. 10 4-16-24PRELIMINARY STREET & STORMSEWER PLAN - PROPOSED ROADUPWARD ACRESSKIES LIMIT, LLCCORCORAN, MN24-0103SHEET 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.com34NFeet050100I 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:_________________________ 124563BLOCK 1CO U N T Y ROA D NO. 1 0PROPOSEDROAD N4-16-24PRELIMINARY GRADING &EROSION CONTROL PLANUPWARD ACRESSKIES LIMIT, LLCCORCORAN, MN24-0103SHEET 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.com44Feet0100200SILT FENCE DETAILI 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:_________________________ PROPOSEDROAD124563BLOCK 1CO U N T Y ROA D NO. 1 0 NFeet0100200HOUSE DETAILN4-16-24PRELIMINARY LANDSCAPE PLANUPWARD ACRESSKIES LIMIT, LLCCORCORAN, MN24-0103SHEET 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.com11I 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:_________________________ Page 1 of 2 STAFF REPORT Agenda Item 7g. City Council Meeting June 27, 2024 Prepared By Natalie Davis McKeown Topic Shoreland Overlay Zoning Ordinance Amendment (City File No. 24-022) Action Required Decision Review Deadline: July 25, 2024 1. Request: The City was made aware of the need to add two natural environment lakes to the City’s Shoreland Overlay district in a letter from the MN Department of Natural Resources (DNR) on July 25, 2023. The proposed amendment will meet the requirement in compliance with the timeline provided by the DNR. 2.Planning Commission Review The Planning Commission held a public hearing on this item at their regular meeting on June 6, 2024. No one from the public spoke on this item. The Commission unanimously recommended approval of the proposed zoning ordinance amendment. 3. Analysis: he DNR sent a letter to the City in July 2023 stating two natural environment lakes must be identified within the City’s adopted Shoreland Overlay district as there is shoreland (1000’ from the ordinary high-water level of the lake) located within Corcoran: -Cook Lake (north and south) -An unnamed lake in Rogers with shoreland in Corcoran along County Road 117 and west of Trail Haven Rd. Page 2 of 2 3. Recommendation Planning Commission and staff recommend approval of the following: 1. Ordinance 2024-526 to Section 1050.020 to identify additional Natural Environment Lakes within the Shoreland Overlay District. 2.Summary Ordinance 2024-627 for Publication. o Requires a 4/5 majority vote. 3. Resolution 2024-69 with findings of fact for the zoning ordinance amendment. Attachments 1.Ordinance 2024-526 Amending Section 1050.020 (Shoreland Overlay District) 2.Summary Ordinance 2024-527 for Publication. 3.Resolution 2024-69 with Findings of Fact 4.Letter from the DNR Dated July 25, 2023. 5.Conditional Approval Letter of Zoning Ordinance Amendment from the DNR. The City’s Zoning Map already shows the shoreland for Cook Lake. As a result of this update, the Zoning Map will also be revised to show the shoreland for the unnamed lake in Rogers. The proposed ordinance identifies these waterbodies as required within the required timeline established by the DNR. City of Corcoran County of Hennepin State of Minnesota June 27, 2024 Page 1 of 2 AN ORDINANCE AMENDING THE TEXT OF SECTION 1050.020 OF THE CORCORAN CITY CODE RELATED TO THE SHORELAND OVERLAY DISTRICT (CITY FILE 24-022) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Section 1050.020, Subd. 3 of the Corcoran City Code is hereby amended by removing the stricken material and adding the underlined material as follows: Subd. 3. Shoreland Classification. The public waters of the City of Corcoran have been classified below consistent with the criteria found in Minnesota Regulations, Part 6120.3300, and the Protected Waters Inventory Map for Hennepin County, Minnesota. Natural Environment Lakes DNR Public Waters I.D. # Protected Waters ID# Legal Description Jubert Lake 165P 27016500 T119 R23W S29, 32 Cook Lake (North) 27012001 T119 R23W S24 Cook Lake (South) 27012002 T119 R23W S25 Unnamed 27016700 T119 R23W S4 Tributary Rivers/Streams Legal Description North Fork Rush Creek T119 R23W Sections 2, 3, 4,5,7,8,11,18,19 Rush Creek T119 R23W Sections 13, 21, 22, 23,24,28,29 Unnamed Tributary T119 R23W Sections 11, 14, 15 Spurzem Creek T119 R23W Sections 33, 34 Unnamed Tributary T119 R23 W Sections 23, 26, 34, 35 The shoreland area for these waterbodies shall be shown on the Official Zoning Map. SECTION 2. Effective Date This Ordinance shall be in full force and effect upon its adoption. Motion By: Seconded By: ORDINANCE NO. 2024-526 Agenda Attachment Item: 7g1. City of Corcoran County of Hennepin State of Minnesota June 27, 2024 Page 2 of 2 Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Tom McKee - Mayor ATTEST: City Seal Nalisha Williams – Assistant City Administrator VOTING AYE McKee, Tom Bottema, Jon VOTING NAY McKee, Tom Bottema, Jon ORDINANCE NO. 2024-526 ADOPTED by the City Council on the 27th day of June 2024. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota Page 1 of 1 Seconded By: CITY OF CORCORAN SUMMARY OF ORDINANCE NO. 2024-526 AN ORDINANCE AMENDING THE TEXT OF TITLE X (ZONING ORDINANCE) OF THE CORCORAN CITY CODE RELATED TO THE SHORELAND OVERLAY DISTRICT (CITY FILE 24-022) Title IX and Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended to identify additional natural environment lake shoreland within Corcoran within the Zoning Ordinance of the Corcoran City Code. 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 Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Ordinance is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ________________________________________ City Seal Nalisha Williams – Assistant City Administrator Motion By: ORDINANCE NO. 2024-527 Agenda Attachment Item: 7g2. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota Page 1 of 2 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR A ZONING TEXT AMENDMENT OF SECTION 1050.020 OF THE CORCORAN CITY CODE AS IT RELATES TO THE SHORELAND OVERLAY DISTRICT (CITY FILE NO. 24-022) WHEREAS, The City of Corcoran received a letter from the Minnesota Department of Natural Resources dated July 25, 2023, requiring the addition of natural environment lakes with shoreland in Corcoran to be added to the City’s adopted Shoreland Overlay District; and WHERE, Staff proposed amendments that accomplish this task within the required deadline established by the Minnesota Department of Natural Resources; and WHEREAS, the Planning Commission reviewed the zoning ordinance amendment at a duly called Public Hearing and unanimously recommended approval, and; WHEREAS, the City Council adopted an ordinance that identifies the natural environment lakes; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the amendments to identify the shoreland located within Corcoran of natural environment lakes not previously identified within the Shoreland Overlay District text, based on the following findings and conditions: 1. The ordinance amendments have been considered in relation to the specific policies and provisions of, and have been found to be consistent with, the City Comprehensive Plan, including public facilities and capital improvement plans. 2.The text amendments meet the purpose and intent of the Ordinance as it does not conflict with the outlined purpose of the Shoreland Ordinance as described in Section 1050.020, Subd. 1 of the Zoning Ordinance. 3.The text amendments are in compliance with Minnesota State Statutes and Minnesota Regulations regarding the regulation of shoreland. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. RESOLUTION NO. 2024-69 Agenda Attachment Item: 7g3. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota Page 2 of 2 ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator RESOLUTION NO. 2024-69 Ecological and Water Resources Transmitted via email 1801 South Oak Street Lake City, MN 55041 July 25, 2023 Tom McKee, Mayor City of Corcoran 8200 County Road 116 Corcoran, MN 55340 RE: Amending the City’s Shoreland Ordinance Public Waterbodies List Dear Mayor McKee, A recent development proposal in Corcoran was brought to the attention of the Department of Natural Resources (DNR). This initiated a DNR review of the City’s current shoreland ordinance. DNR staff have found the City’s shoreland ordinance does not contain a complete list of public waterbodies where shoreland protection is required. These can be viewed using the DNR’s online map tool of shoreland classifications. To be consistent with the State shoreland rules (6120.2500 – 6120.3900) the City needs to add the following two waterbodies to its shoreland ordinance. Lake Name DNR Lake ID Classification Cook Lake (north and south) 27012000 Natural Environment Unnamed 27016700 Natural Environment The purpose of this letter is to notify the City to amend its ordinance to be consistent with the shoreland rules. Under Minnesota Statute 103F.221 Subd. 1 (b), the City has one year from the date of this letter to amend its shoreland ordinance. Please begin this process by following the steps outlined on the DNR’s Adopting & Amending Shoreland Ordinances page. Thank you for your cooperation with these issues. Please contact Area Hydrologist Wes Saunders-Pearce at wes.saunders-pearce@state.mn.us or (651) 259-5822 with any questions. Sincerely, Megan Moore District Manager – Ecological and Water Resources Agenda Attachment Item: 7g4. Equal Opportunity Employer CC: Natalie Davis McKeown, City Planner Dan Lais, DNR Division of Ecological Water and Resources Region 3 Manager Dan Petrik, Shoreland Program Manager Wes Saunders-Pearce, North Metro Area Hydrologist Ecological and Water Resources Transmitted via email 1801 South Oak Street Lake City, MN 55041 June 13, 2024 Nancy Davis McKeown Planner City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Conditional Approval of City of Corcoran Shoreland Ordinance Amendment Dear Nancy Davis McKeown: Thank you for sending your proposed shoreland ordinance amendment to the DNR for conditional approval review. This responds to the DNR’s notification letter to the city dated July 25, 2023 to amend the city’s shoreland ordinance by adding shoreland classifications to two waterbodies. I am pleased to inform you that the proposed amendment is substantially compliant with the statewide rules and hereby approved, provided all of the conditions of approval in this letter are met. Ordinance Evaluation We have reviewed the following sections that you propose to amend in your draft ordinance received on May 24, 2024 for compliance with state shoreland rules (MR 6120.2500 – 6120.3900). Our conditional approval only applies to the specific sections listed below. •1050.020 Subd 3. Shoreland Classification. Conditions of Approval The following conditions must be met before the DNR will issue final approval 1.Return the attached “Ordinance Processing Checklist” and documents identified on the checklist. Next Steps Following are the steps for completing and receiving final DNR approval for your amendment: 1.Revise the amendment based on the conditions listed above under conditional approval. 2.The city council adopts the amendment revised according to the listed conditions. 3.Email the completed Ordinance Processing Checklist (attached) and the documents identified on the checklist within 10 days of city council adoption to: a.Wes Saunders-Pearce, wes.saunders-pearce@state.mn.us b.Ordinance.review.dnr@state.mn.us Agenda Attachment Item: 7g5. A shoreland ordinance is an important land use regulation that helps to protect surface water quality, near shore habitat, and shoreland aesthetics of Minnesota’s public waters. We appreciate your efforts to protect these resources for all present and future Minnesotans. Wes Saunders-Pearce is available to assist with ordinance technical guidance and to consult with you on other land and water-related projects. Sincerely, Megan Moore District Manager Attachments: Proposed Ordinance with DNR comments Ordinance Processing Checklist c: Wes Saunders-Pearce, DNR Area Hydrologist Ordinance.review.dnr@state.mn.us 4.We will review the amendment adopted by the city council for consistency with the above conditions. 5.If the adopted amendments are consistent with the conditions, I will send you a “final approval” letter. State rules require DNR final approval of shoreland ordinances and amendments for those ordinances to be effective. STAFF REPORT Revised Agenda Item: 7h. Council Meeting June 27,2024 Prepared By Jay Tobin Topic Joint Powers Agreement for Assessment Services Action Required Decision Summary Hennepin County provides professional assessment services to the City of Corcoran, and the cost of those services has continued to rise. In 2024, Corcoran budgeted a projected $150,000.00 for Hennepin County assessment services. City Council directed staff to explore alternatives to reduce assessment services expenses. Staff is pleased to report that an alternative will be unnecessary as the Hennepin County Board recently approved a resolution to offer assessing services at no cost to cities. Consequently, staff have been working with the Hennepin County Assessor and the City Attorney on drafting a joint powers agreement, which is attached for your review. Staff requests feedback from City Council to take back to the County Assessor to help move toward agreement approval. There are many steps in the process remaining with a goal of County Board approval on July 23, 2024, to best posture us operationally in preparation for 2025. Financial/Budget Projected future savings of more than $150,000.00 in assessing fees. Recommendation Staff recommend approving the Joint Powers Agreement for Assessment Services. Council Action 1. Approve the Joint Powers Agreement as written. 2. Decline the Joint Powers Agreement as written. 3. Propose amendments to the Joint Powers Agreement. 3. Direct staff to explore assessment alternatives. Attachments 1. DRAFT Joint Powers Agreement for Assessment Services 2 JOINT POWERS AGREEMENT FOR ASSESSMENT SERVICES THIS JOINT POWERS AGREEMENT (“Agreement”) is made and entered into by and between the County of Hennepin, a body politic and corporate under the laws of the State of Minnesota (the “County”), and Corcoran (the “City”). RECITALS 1.WHEREAS, Pursuant to Minn. Stat. § 471.59, subdivision 1, the parties to this Agreement agree to exercise certain powers on behalf of the other or to cooperate with respect to their powers, to the extent and according to the terms provided herein; 2.WHEREAS, Minnesota Statutes Section 273.072 authorizes the County and any city or town lying wholly or partially within the County of Hennepin and constituting a separate assessment district to enter into an agreement, pursuant to Minnesota Statutes Section 471.59, for the provision of assessment services in the city or town by the county assessor; 3.WHEREAS, the City lies wholly or partially within the County of Hennepin and constitutes a separate assessment district; 4.WHEREAS, the City desires the County to perform property tax assessments on behalf of the City; 5.WHEREAS, the City is willing to share all information, records, data, reports, etc., necessary to allow the County to carry out its responsibilities under this agreement; 6.WHEREAS, the County is willing to cooperate with the City by completing property tax assessments in a proper manner; and NOW, THEREFORE, for mutual consideration, the receipt and sufficiency of which is hereby acknowledged by the parties, the parties agree as follows: AGREEMENT 1.Recitals. The foregoing recitals are incorporated in this Agreement. 2.Purpose. This Agreement describes the duties and responsibilities of each of the parties related to the provision of assessment services to the City by the County. 3.Indefinite Term. This Agreement shall become effective on the Effective Date and shall, unless otherwise terminated in accordance with the provisions hereof, continue in effect for an indefinite term of years. 4.Termination. This Agreement may be terminated by either party, with or without cause, upon ninety (90) days’ written notice. Agenda Attachment Item: 7h1. 3 5. County Responsibilities. 5.1 The County shall perform property assessments for the City in accordance with property assessment procedures and practices established and observed by the County, the validity and reasonableness of which are hereby acknowledged and approved by the City. Any such practices and procedures may be changed from time to time, by the County in its sole judgment, when good and efficient assessment procedures so require. Property assessments by the County shall be composed of those assessment services pursuant to Minnesota law and shall be performed pursuant to Minnesota law. 6. City Responsibilities: 6.1 The City shall provide to the County, at no cost, all information, records, data, reports, etc., necessary to allow the County to carry out its responsibilities hereunder, and the City agrees to cooperate in good faith with the County in carrying out the work under this Agreement. 6.2 The City shall provide to the County, at no cost, office space, office furniture, and personnel required by the County, as specifically set forth in Exhibit A, attached hereto and made a part hereof by this reference. 7. Non-Discrimination. In accordance with Hennepin County Affirmative Action Policy and the County Commissioners' policies against discrimination, no person shall be excluded from full employment rights or participation in or the benefits of any program, service or activity on the grounds of race, color, creed, religion, age, sex, disability, marital status, sexual orientation, public assistance status, ex-offender status or national origin; and no person who is protected by applicable Federal or State laws, rules and regulations against discrimination shall be otherwise subjected to discrimination. 8. Independent Contractor. It is agreed that nothing herein contained is intended or should be construed in any manner as creating or establishing the relationship of joint venturers or co-partners between the parties hereto or as constituting the City as the agent, representative or employee of the County for any purpose or in any manner whatsoever. Any and all personnel of City or other persons, while engaged in the performance of any activity under this Agreement, shall have no contractual relationship with the County and shall not be considered employees of the County and any and all claims that may or might arise under the Workers' Compensation Act of the State of Minnesota on behalf of said personnel or other persons while so engaged, and any and all claims whatsoever on behalf of any such person or personnel arising out of employment or alleged employment including, without limitation, claims of discrimination against the City, its officers, agents, City or employees shall in no way be the responsibility of the County, and City shall defend, indemnify and hold the County, its officials, officers, agents, employees and duly authorized volunteers harmless from any and all such claims regardless of any determination of any pertinent tribunal, agency, board, commission or court. Such personnel or other persons shall not require nor be entitled to any compensation, rights or benefits of any kind whatsoever from the County, including, without limitation, tenure 4 rights, medical and hospital care, sick and vacation leave, Workers' Compensation, Re- employment Compensation, disability, severance pay and retirement benefits. Any and all personnel of County or other persons, while engaged in the performance of any activity under this Agreement, shall have no contractual relationship with the City and shall not be considered employees of the City and any and all claims that may or might arise under the Workers' Compensation Act of the State of Minnesota on behalf of said personnel or other persons while so engaged, and any and all claims whatsoever on behalf of any such person or personnel arising out of employment or alleged employment including, without limitation, claims of discrimination against the County, its officers, agents, or employees shall in no way be the responsibility of the City, and County shall defend, indemnify and hold the City, its officials, officers, agents, employees and duly authorized volunteers harmless from any and all such claims regardless of any determination of any pertinent tribunal, agency, board, commission or court. Such personnel or other persons shall not require nor be entitled to any compensation, rights or benefits of any kind whatsoever from the City, including, without limitation, tenure rights, medical and hospital care, sick and vacation leave, Workers' Compensation, Re- employment Compensation, disability, severance pay and retirement benefits. 9. Indemnification. 9.1 City: The City agrees that it will defend, indemnify and hold the County, its elected officials, officers, agents, employees and duly authorized volunteers harmless from any and all liability (statutory or otherwise) claims, suits, damages, judgments, interest, costs or expenses (including reasonable attorney’s fees, witness fees and disbursements incurred in the defense thereof) resulting from or caused by the negligent acts or omissions or willful misconduct of the City, its officers, agents, contractors, employees or duly authorized volunteers in the performance of the responsibilities provided by this Agreement. The City’s liability shall be governed by Minn. Stat. Chapter 466 and other applicable law, rule and regulation, including common law. 9.2 County: The County agrees that it will defend, indemnify and hold the City, its elected officials, officers, agents, employees and duly authorized volunteers harmless from any and all liability (statutory or otherwise) claims, suits, damages, judgments, interest, costs or expenses (including reasonable attorney’s fees, witness fees and disbursements incurred in the defense thereof) resulting from or caused by the negligent acts or omissions or willful misconduct of the County, its officers, agents, contractors, employees or duly authorized volunteers in the performance of the responsibilities provided by this Agreement. The County’s liability shall be governed by Minn. Stat. Chapter 466 and other applicable law, rule and regulation, including common law. 10. Limitation of Liability. The County shall endeavor to perform all services called for herein in an efficient manner. Excepting the County’s obligations set forth in Sections 8 and 9.2 supra, which shall not be limited or otherwise affected by this Section 10, the 5 City’s sole and exclusive remedy for any breach of this Agreement by the County, including but not limited to liability arising out of, resulting from or in any manner related to contract, tort, warranty, statute or otherwise, shall be limited to correcting diligently any deficiency in said services as is reasonably possible under the pertinent circumstances. 11. Dispute Resolution. The parties will use a dispute resolution process for any unresolved dispute between the parties before exercising any legal remedies. The dispute resolution process is a three-level dispute resolution ladder that escalates a dispute from the project management level through the executive management level. At each level of the dispute resolution process, the parties’ representatives will meet and explore resolution until either party determines that effective resolution is not possible or reasonably likely at the current level and notifies the other party that the process is elevated to the next level. The parties designate the following dispute resolution representatives: County Assessor, Assistant County Administrator Resident Services, County Administrator. The dispute resolution representatives shall promptly and diligently review and process disputes and failure of any representatives to process a dispute in this way shall operate as a waiver of all future dispute resolution for the dispute under review. The parties will complete the dispute resolution process in good faith before resorting to any other legal process or remedy. During the dispute resolution process, the parties agree that any claim filing deadlines shall be tolled. 12. Force Majeure. If a force majeure event occurs, neither party is responsible for a failure to perform or a delay in performance due to the force majeure event. A force majeure event is an event beyond a party’s reasonable control, which materially affects a party’s ability to perform as required by this Agreement, such as unusually severe weather, fire, floods, other acts of God, labor disputes, acts of war or terrorism, or public health emergencies. 13. Records. All records kept by the County and Council with respect to the Agreement are subject to examination by representatives of each party. All data collected, created, received, maintained or disseminated for any purpose by the County and Council under this Agreement are governed by Minnesota Statutes, Chapter 13 (“Act”), and the Minnesota Rules implementing the Act. 14. Audit. Under Minnesota Statutes, Section 16C.05, subdivision 5, the parties agree that the books, records, documents, and accounting procedures and practices relevant to this Agreement are subject to examination by either party and the state auditor or legislative auditor, as appropriate, for at least six years from the end of this Agreement. 15. Notice. Any notice or demand, which may or must be given or made by a party hereto, under the terms of this Agreement or any statute or ordinance, shall be in writing and shall either be personally served or shall be sent registered or certified mail to the other party addressed as follows: TO CITY: City Administrator 6 City of Corcoran 8200 County Road 116 Corcoran, MN 55340 TO COUNTY: Hennepin County Administrator 2300A Government Center Minneapolis, MN 55487 copies to: County Assessor Hennepin County 2103A Government Center Minneapolis, MN 55487 Any party may designate a different addressee or address at any time by giving written notice thereof as above provided. Any notice, if mailed, properly addressed, postage prepaid, registered or certified mail, shall be deemed dispatched on the registered date or that stamped on the certified mail receipt and shall be deemed received within the second business day thereafter or when it is actually received, whichever is sooner. Any notice delivered by hand shall be deemed received upon actual delivery. 16. Amendment. Any modifications to this Agreement will be in writing as a formal amendment. 17. Entire Agreement. This Agreement is the entire agreement between the parties and supersedes all oral agreements and negotiations between the parties relating to this Agreement. All exhibits and attachments to this Agreement are incorporated into the Agreement. If there is a conflict between the terms of this Agreement and any of the exhibits the Agreement governs. 18. Severability. The provisions of this Agreement are severable. If a court finds any part of this Agreement void, invalid, or unenforceable, it will not affect the validity and enforceability of the remainder of this Agreement. A waiver by a party of any part of this Agreement is not a waiver of any other part of the Agreement or of a future breach of the Agreement. 19. Counterparts. This Agreement may be executed in multiple counterparts, all of which when taken together shall compromise one agreement. Delivery of an executed counterpart of a signature page of this Agreement by facsimile transmission or electronic transmission (e.g., ‘pdf’ or ‘tif’) shall be effective as delivery of a manually executed counterpart of this Agreement. 20. Effective Date. This Agreement will be effective when all parties have signed it. The date of this Agreement will be the date this Agreement is signed by the last party to sign it (as indicated by the date associated with that party’s signature). Each party is signing this Agreement on the date stated below that party’s signature. THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK 7 COUNTY BOARD AUTHORIZATION Reviewed by the County Attorney’s COUNTY OF HENNEPIN Office STATE OF MINNESOTA ______________________________ By: _____________________________________ Assistant County Attorney Chair of Its County Board Date: ________________________ ATTEST:_________________________________ Deputy/Clerk of County Board Date:_____________________________________ By: ______________________________________ County Administrator Date:_____________________________________ By: ______________________________________ Assistant County Administrator - Residential Services Date: _____________________________________ Recommended for Approval By: _______________________________ County Assessor/Director, County Assessor Department 8 CITY OF CORCORAN By:___________________________ Tom McKee, Mayor Date:________________ By:___________________________ Jay Tobin, Administrator Date:________________ 9 EXHIBIT A (Assessment Services – City of Corcoran) During the contract term, the City shall: 1. The CITY agrees to furnish, without charge, secured office space as needed by the COUNTY at appropriate places in the CITY's offices. Such office space shall be sufficient in size to accommodate reasonably one (1) appraiser and any furniture placed therein. The office space shall be available for the COUNTY's use upon request during typical business hours, and during all such hours the COUNTY shall be provided with levels of heat, air conditioning and ventilation as are appropriate for the seasons. STAFF REPORT Revised Agenda Item: 7i. Council Meeting June 27, 2024 Prepared By Kevin Mattson Topic Cropland Bid Maintenance Update Action Required Decision Summary At the June 13th council meeting, staff was directed to review strategies to mitigate weed control issues at the two city-owned parcels. Additionally, the Council authorized two land maintenance quotes to Tony’s Outdoor Services to assist in that process as necessary. Upon further review, staff has revised the recommendation for the cropland maintenance operations based on the existing condition of the fields (very wet) and seasonal timing of the work. The revised maintenance plan is summarized below. •Solicit two quotes for spraying and tilling o Provide staff the flexibility to mix and match weed control options for specific field conditions in the interim •Evaluate seeding plans for both parcels identifying a mid-August installation date o Compare pasture seed mix versus native seed mix Review available grant programs for native seed mix The proposed changes will reduce the interim maintenance costs for 2024 and provide staff additional extra time to evaluate future land use options that could impact the decision-making process. It is recommended that Council withdraw the previous land maintenance quote authorizations to Tony’s Outdoor Services and direct staff to move forward with obtaining new quotes as outlined above. Financial/Budget The interim maintenance costs outlined above are anticipated to be less than $5,000 and are unbudgeted items in 2024. Options 1.Direct staff to withdraw the maintenance quotes to Tony’s Outdoor Services and move forward with obtaining new quotes for spraying and tilling in an amount not to exceed $5,000. 2.Decline. Page 2 Recommendation 1. Direct staff to withdraw the maintenance quotes to Tony’s Outdoor Services and move forward with obtaining new quotes for spraying and tilling in an amount not to exceed $5,000. Council Action 1. Consider a motion to direct staff to withdraw the maintenance quotes to Tony’s Outdoor Services and move forward with obtaining new quotes for spraying and tilling in an amount not to exceed $5,000. Attachments N/A STAFF REPORT Agenda Item: 7i. Council Meeting June 27, 2024 Prepared By Kevin Mattson Topic Cropland Maintenance Update Action Required Decision Summary Staff will provide an update on the status of the cropland maintenance plan for 2024. The Cropland Maintenance Update agenda item will be emailed to Council on Tuesday, June 25, 2024, with a hard copy provided the evening of the June 27, 2024 meeting. STAFF REPORT Agenda Item: 7j. Council Meeting June 27,2024 Prepared By Jay Tobin Topic Resolution 2024-75 Transition Positions from Interim to Permanent Action Required Decision Summary City Council approved necessary organizational changes on April 25, 2024, resulting in changes to planning and finance operations and staffing. The city established a much- needed Community Development Department appointing the Planner to serve as Interim Community Development Director, as Finance moved to report directly to the City Administrator appointing the Accountant to serve as Interim Finance Manager. The labor market for critical planning and finance skills is very crowded and competitive, and Corcoran is fortunate to have planning and finance staff with the knowledge, skills, and attributes needed to step into the interim appointments. The Interim Community Development Director and Interim Finance Manager have demonstrated their abilities to do these difficult jobs with significantly increased responsibilities while operating understaffed in the busiest window of demanding city operations, and while still holding down all the responsibilities of their assigned roles as Planner and Accountant. Because the City desires to foster a work environment that rewards performance and recognizes commitment to Corcoran’s mission, vision, and values in ways that better posture staff to support current needs and future growth of the City of Corcoran. Staff recommend that temporary appointments be approved as permanent appointments for both Natalie Davis as Community Development Director and Jodie Peterson as Finance Manager. Furthermore, because the city has qualified and experienced staff to fill the vacancy now created for the Planner, staff recommend immediate internal recruitment and hire. While the city does not have qualified or experienced staff to fill the vacancy now created for the Accountant, staff recommend authorization to recruit and hire the position at the appropriate time. Updated job descriptions are included in the packet for review and approval, and a resolution capturing is included for decision. Financial/Budget The Finance Manager and Accountant are budgeted with some staff savings with vacancies applied to Abdo Finance Services contract. The Planner and Planning Technician are budgeted, and the Community Development Director position is not budgeted for 2024. A portion of the Community Development Director expense will be covered by leaving the Planning Technician position vacant the remainder of 2024 with the remainder covered by long-term planning. Recommendation Staff recommend approving permanent appointments for the Community Development Director and Finance Manager, and authorization to recruit and hire a Planner and Accountant. Page 2 Council Action 1. Approve permanent appointments for the Community Development Director and Finance Manager, and authorization to recruit and hire a Planner and Accountant all per updated job descriptions. 2. Decline the proposed actions. 3.Direct staff to review alternatives. Attachments 1.Resolution 2024-75 Transition Staff Positions from Interim to Permanent 2.Community Development Director Job Description 3.Finance Manager Job Description 4.Planner Job Description 5.Accountant Job Description City of Corcoran County of Hennepin State of Minnesota June 27, 2024 Page 1 of 1 RESOLUTION NO. 2024-75 Motion By: Seconded By: A RESOLUTION APPROVING STAFFING ACTIONS FOR FINANCE AND THE COMMUNITY DEVELOPMENT DEPARTMENT WHEREAS, the City of Corcoran continues to experience growth which driving much needed organizational structure changes approved by Council on April 25, 2024 to support the needs of the City of Corcoran; and WHEREAS, the market for critical skills of planning and finance is very crowded and competitive, while Corcoran is fortunate to have planning and finance staff with the knowledge, skills, and attributes needed to step into appointments and perform well as Interim Community Development Director and Interim Finance Manager demonstrating their abilities to do these difficult jobs operating understaffed in the busiest window of city operations; and WHEREAS, the City desires to foster a work environment that rewards performance and recognizes commitment to Corcoran’s mission, vision, and values in ways that better posture staff to support current needs and future growth of the City of Corcoran; NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Corcoran the following actions are effective June 27, 2024, unless otherwise noted: 1.Natalie Davis’s temporary appointment as Interim Community Development Director is moved to permanent appointment as Community Development Director (per job description as of this date) at the Start Step of Grade 18 to begin pay period July 6, 2024. 2.Jodie Peterson’s temporary appointment as Interim Finance Manager is moved to permanent appointment as Finance Manager (per job description as of this date) at the Start Step of Grade 13 to begin pay period starting July 6, 2024. 3. Planner (per job description as of this date) position is approved for internal recruitment and immediate hire at the Start Step of Grade 11 to begin pay period July 6, 2024. 4. Accountant (per job description as of this date) position is approved for recruitment and hire at appropriate Step of Grade 8 at the appropriate time. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June, 2024. Tom McKee – Mayor City Seal Jason (Jay) Tobin – City Administrator Agenda Attachment Item: 7j1. ATTEST: COMMUNITY DEVELOPMENT DIRECTOR ©City of Corcoran 2024 1 Job Summary: The Community Development Director is responsible for overseeing all aspects of the department’s operations including management of personnel, equipment, budgets, city codes, planning applications, planning processes, and construction services including the building permits program. Areas of focus include parks and recreation programming and planning, budget oversight, long range planning, public presentations, community engagement, collaboration with other City departments and outside agencies, and other related work as apparent or assigned. Work involves setting policies and goals under the direction of the City Administrator. Departmental supervision is exercised over all personnel within the department. Scope of Impact: The Community Development Director supervises all department employees, oversees all City planning, monitors department performance, and provides work direction for consultant planning and building inspection staff. Essential Duties and Responsibilities: Planning Administration •Administers planning programs to encourage orderly community development in accordance with applicable plans and policies. •Coordinates, reviews, and evaluates proposed development plans. •Establishes procedures that encourage thorough, consistent, and timely review of development proposals. •Determines compatibility of development proposals with city development goals. •Recommends city positions on development proposals based upon applicable ordinance provisions and professional judgement. •Prepares staff reports on development applications to the Planning Commission and City Council. Code Enforcement. •Directs code enforcement activities as adopted by the City and ensures that City Council actions are implemented. •Ensures compliance of the City Building Code and related policies and regulations. •Ensures ordinance requirements and conditions of approval are met prior to authorizing permit issuance and release of plats and alike. •Ensures planning requirements and contractual agreements are met prior to recommending release or reduction of financial guarantees. •Establishes procedures that encourage consistent and timely permit issuance and inspection services. Long-Term Planning •Formulates long-term goals for community development programs. •Oversees the implementation of the comprehensive plan and other plans to achieve City goals. City of Corcoran Department: Community Development Reports To: City Administrator Points: Comparable Market Rate 2024 Grade: 18 FLSA: Exempt Bargaining Unit: NA Last Approved Date: June 2024 Agenda Attachment Item: 7j2. COMMUNITY DEVELOPMENT DIRECTOR ©City of Corcoran 2024 2 •Evaluates new concepts, developments, and approaches, and determines applicability to community development functions. •Recommends revisions to city land use policies and procedures to respond to the current development environment. Communication Activities •Acts as staff liaison to the Planning Commission including writing reports, answering questions, providing advice, and preparing agendas and minutes. •Provides training and professional development to commission members. •Acts as a City representative with adjacent communities, and metropolitan and state organizations where City interests are involved. •Supports public information regarding community development by responding to questions and concerns, explaining procedures and policies, advising on code compliance, and keeping affected parties informed of issues and plans. •Conducts special studies and provides topical information to advisory bodies as requested. Budgeting and Finance •Assists the City Administrator and Finance Director in preparing background information for the capital improvement program. •Drafts and administers an annual operating budget for the department. •Coordinates with Finance and Public Works to ensure accurate accounting and management of escrow. Other Duties and Responsibilities •Attends City Council, Planning Commission, staff, and special meetings and keeps the City Administrator informed of all significant matters. •Oversees contracts for planning, code enforcement, and building inspections. •Performs other duties as assigned Minimum Qualifications: •Bachelor’s degree in Urban Studies, Urban Planning, Public Administration, or closely related field. •Six years of professional planning experience, including two years in an urban setting. •Two or more years of supervisory experience. •Valid Class D Driver’s License Desired Qualifications: •Master’s degree •American Institute of Certified Planners (AICP) or National Development Council Certification Knowledge, Skills, and Abilities Required for Successful Job Performance: •Ability to analyze and resolve problems. •Customer service skills including demonstrated ability to build positive relationships and work well with employees, contractors, and the public. •Strong interpersonal and communication skills in dealing with difficult situations and people. •Ability to quickly learn, understand, interpret, and apply City codes and zoning ordinances as well as all applicable federal and state laws. •Knowledge of the functions and responsibilities of City Departments, staff, and key community members. •Ability to perform in a professional and courteous manner in responding to requests from the public and other staff members. COMMUNITY DEVELOPMENT DIRECTOR ©City of Corcoran 2024 3 •Ability to maintain a positive attitude toward work, the public, and coworkers. •Knowledge of and ability to operate standard office software sufficient to manipulate data, draft reports and maintain records. •The ability to work independently, manage time, prioritize work, and meet project deadlines without constant supervision. •Verbal and high-level written communication skills sufficient to effectively present information and respond to questions from a wide variety of audiences, and reading comprehension skills sufficient to read, understand and interpret complex and varied work-related materials. •Ability to understand and carry out verbal and/or written instructions efficiently and effectively. •Problem-solving skills to gather relevant information to solve practical problems and address citizen inquiries and concerns. •Demonstrates the desired standard of conduct and work performance including confidentiality and privacy requirements of City employees. •Ability to work independently, •Ability to work with neighboring municipalities and outside professional organizations to continue to learn and bring efficiencies within our organization. •Ability to perform research, assemble information, and prepare reports and studies. •Ability to exercise initiative, discretion, and independence of judgment. •Ability to work effectively under pressure and to competently handle numerous diverse tasks in a single time-period. •Promote and adhere to the City of Corcoran workplace values of accountability, teamwork, and commitment to the City’s goals and measures. Physical and Mental Requirements Physical effort is light, with lifting or carrying up to 25 pounds intermittently. Report preparation and word processing will at times require extended use of a keyboard. Work interruptions are frequent. Working Conditions Work is performed in a normal office environment. May be the first person to whom a complaint is delivered by a citizen and may involve dealing with and calming individuals who are emotionally charged over an issue. Work includes driving within the City of Corcoran to observe conditions that require attention and visiting sites related to applications or complaints. Some requirements in this job description may exclude individuals who pose a direct threat or significant risk to the health and safety of themselves or other employees. All requirements are subject to modification to reasonably accommodate individuals with disabilities. Requirements are representative of the minimum levels of knowledge, skills, and experience required. To perform this job successfully, the worker must possess the abilities and aptitudes to perform each duty proficiently. This document does not create an employment contract, implied or otherwise, other than an "at will" employment relationship. The City Administrator retains the discretion to add duties or change the duties of this position at any time. Employee Signature and Date: ___________________________________________________________________________ Supervisor and / or Department Head Signature and Date: ____________________________________________________ FINANCE MANAGER ©City of Corcoran 2021 1 City of Corcoran Job Summary: Administers and supervises financial and payroll functions and serves as City Treasurer in accordance with state statutes, municipal ordinances and directives from the City Administrator, Mayor, and Council. Responsibilities include accurately accounting for financial transactions and funds; managing financial assets; managing all accounting functions including payroll and benefits; the management of investments and the purchase of insurance coverage. Scope of Impact: The Finance Manager works under the supervision of the City Administrator and is expected to perform assigned duties without a need for significant work direction on daily tasks. The Finance Manager has supervises the Accountant position and is responsible for the oversight of accounting and financial planning and activities for the City and performs high level accounting functions. Essential Duties and Responsibilities: o Maintain all financial records and reports on the financial condition of the City, including cash flow, indebtedness and borrowing requirements. Report financial information to the City Administrator, Council and department heads. This includes financial recordkeeping for the General Fund and Enterprise Funds. Applies knowledge of Generally Accepted Accounting Principles and State Auditors guidelines. o Applies principles of prudent financial management to ensure that all resources are properly safeguarded. o Ensures that resources are received and expended per policy. o Maintain a system of internal control that provides reasonable assurance that the City’s assets are clearly identified for purposes of decision making and management •Collaborates with the City Administrator to maintain a purchasing policy in compliance with State Law and Generally Accepted Accounting Principles •Supervises the administration of payroll, coordinates the payments of employee ancillary benefits, and stays apprised of city utility impacts and needs. o Remains current with changes in law that may affect worker’s compensation insurance and employee benefit programs. o Performs periodic analysis of utility rates to assure that receipts adequately cover costs of the utility, and that financial stability is maintained. Department: Administration Reports To: City Administrator Points: 358 Grade: 13 FLSA: Exempt Bargaining Unit: N/A Revision Date: June 2024 AAgenda Attachment Item: 7j3. FINANCE MANAGER ©City of Corcoran 2021 2 •Manage the annual audit and budget process. o Supervises the preparation of all required budget work papers including those submitted by departments. o Reviews department requests with the City Administrator and leadership team. o Coordinates the Capital Improvement Plan with department heads. o Formulates revenue projections for all funds within the constraints of applicable laws and matches income with expenditure requests for various departments. o Assists in presenting the proposed budget to the City Council. o Incorporates all City Council directed changes into the proposed budget. o Manages the preparation of the final adopted budget. o Files all necessary documents with the State and County regarding tax levies, levy limits, etc. o Provides a quarterly budget report to the City Council and monthly budget reports to departments and City Administrator. •Maintains a system of financial control and debt management to protect the finance condition of the city and its various operations. o Ensures that all debt instruments issued by the City are adequately funded by tax levies, special assessments or other sources of revenue. o Advises the City Administrator and City Council, as necessary, on various financial matters. o Reviews all construction projects being proposed for their impact on available resources, bonded debt rating and the City’s ability to provide future resources for those purposes. o Reviews fund balances for adequacy and recommends adjustments when necessary. o Identifies financing mechanisms for unusual or unanticipated financial needs. o Maintains files, monitors impact and advises as necessary regarding the collections of special assessments, including delinquencies, various deferral programs and tax forfeiture. •Supervises the preparation of various reports. o Manages preparation of the Annual Financial Report and the Financial Management plan, as well as long range revenue and expenditure plans. o Prepares financial reports as required by the various state and federal regulations. o Prepares survey responses as requested by outside agencies or organizations. o Prepares special reports and analysis, determines scope, prepare reports and makes recommendations on special issues as necessary. •Ensures that all City investments meet policy guidelines and state requirements. Design and supervise a system of investments that assures all idle cash is invested in a manner to protect investment principal and maximize investment yields in compliance with statutes and policy. •Coordinate and supervise the issuance of bonds as directed by the City Council or as required by projects. o Reviews the requirements prepared for various construction projects and presents initial bonding proposals to the City Council. o Works with the city’s financial consultant in issuing required debt and preparing rating presentations. o Review bids received on bonds and recommends action to the City Council. FINANCE MANAGER ©City of Corcoran 2021 3 •Supervises maintenance of a fixed asset system that ensures that all City property is properly controlled and insured. •Supports the administration of the City’s insurance policies and programs, including liability, workers compensation, and property. o Assists in review of bid specifications, analysis of bids, and recommends action. o Assists in review of policies, claims, renewals and policy changes. o Remains current with changes in law that may affect insurance policies. o Recognizes potential legal liability for the city resulting from city policies or practices and recommends actions to control or minimize the potential liability of such activities. •Oversees the data processing operation to assure the proper coordination with other departments and to evaluate the informational services being provided. •Manages and supervises assigned operations to achieve goals within available resources. o Plans and organizes workloads and staff assignments; trains, develops, motivates, and evaluates assigned staff; reviews progress and directs changes as needed. o Determines work procedures, prepares work schedules and expedites workflow studies and standardizes procedures to improve efficiency and effectiveness or operations. o Issues written and oral instructions; assigns duties and examines work for exactness, neatness and conformance to policies and procedures. o Maintains harmony among workers and resolves grievances; assists subordinates in performing duties; corrects errors and complaints. o Periodically reviews the position description of finance and administration employees to ensure accuracy. o Performs timely performance evaluations of finance employees. •Performs other duties and activities as apparent or assigned. Minimum Qualifications: Bachelor’s degree in accounting, business administration, or public administration with an emphasis in accounting and/or public finance. Three years of experience in government and accounting operations, working with and/or supervising data processing operations. Desired Qualifications: Master’s degree in accounting, business administration, or public administration with an emphasis in accounting and public finance. Certified Public Accountant. Supervisory experience. Knowledge, Skills and Abilities Required for Successful Job Performance: •Knowledge of Generally Accepted Accounting Principles as defined by GASB; •Knowledge of governmental accounting procedures as defined by the GFOA; •Knowledge of city operations and practices related to finance, budgeting, and accounting; •Knowledge of laws, practices and regulations applicable to City government finances; •Knowledge of investment options and banking activities; FINANCE MANAGER ©City of Corcoran 2021 4 •Knowledge of the functions and responsibilities of city departments, staff, and key community members. •Knowledge and understanding of the application of Minnesota Real Estate tax laws and other tax laws regarding municipal finance. •Knowledge of and ability to operate accounting software and standard office software, including strong Excel skills sufficient to manipulate data, draft reports and maintain records. •Knowledge of data privacy laws and ability to maintain highest confidentiality when dealing with sensitive or private information. •Customer service skills including demonstrated ability to build positive relationships with employees and managers. •Verbal and high‐level written communication skills sufficient to effectively present information and respond to questions from a wide variety of audiences, and reading comprehension skills sufficient to read, understand and interpret complex and varied work‐related materials. •Ability to train department staff in the use of software. •Ability to perform research, assemble information, and prepare reports and studies. •Ability to exercise initiative, discretion, and independence of judgment. •Ability to work effectively under pressure and to competently handle numerous diverse tasks in a single time‐period. •The ability to work independently and to prioritize work requests; ability to plan coordinate and prioritize workload to meet project deadlines. •Ability to prepare and administer an annual budget. •Ability to analyze and interpret financial information and accurately prepare financial statements and reports. Physical and Mental Requirements: Physical effort is light, with lifting or carrying up to 25 pounds intermittently. Report preparation and word processing will at times require extended use of a keyboard. Work interruptions are frequent. Working Conditions: Work is performed in a normal office environment. Attendance at evening meetings is required. Work may involve dealing with and calming individuals who are emotionally charged over an issue. Some requirements in this job description may exclude individuals who pose a direct threat or significant risk to the health and safety of themselves or other employees. All requirements are subject to modification to reasonably accommodate individuals with disabilities. Requirements are representative of minimum levels of knowledge, skills, and experience required. To perform this job successfully, the worker must possess the abilities and aptitudes to perform each duty proficiently. This document does not create an employment contract, implied or otherwise, other than an "at will" employment relationship. The City Administrator retains the discretion to add duties or change the duties of this position at any time. Employee: Date: PLANNER ©City of Corcoran 2024 1 Job Description The Planner completes moderately difficult professional planning tasks through the creation and implementation of the City’s Comprehensive Plan and City Code, including the Zoning Ordinance, under the supervision of the Community Development Director. The Planner serves as a primary point of contact for citizens with questions about city codes, planning applications, planning processes, and code enforcement. The Planner assist the Community Development Director in coordinating and monitoring development projects to ensure all adopted plans, studies, policies, ordinances, and permit applications meet approved standards. The Planner carries out the City’s Code Enforcement efforts. Essential Duties and Responsibilities: •Community Development/Zoning Administration (Land Use and Planning) o Reviews or assists in the review of basic to moderately difficult development proposals and provides recommendations to the Planning Commission and City Council. o Assists in carrying out planning studies, researches issues and legislation, collects and analyzes statistical data, and prepares findings to advise the City in the creation of new and updated policies, master plans, programs and regulations. development and land use applications, and other special projects. o Process land use applications, including receiving, setting up project files, distribution, draft and distribute public hearing notices, developing or producing city checklists and report per City, County, State, and Federal requirements. o Prepare planning reports, creation of new policies and programs, and updates to existing policies, programs, and regulations. o Assists in the development of the City’s Comprehensive Plan. o Maintain land use and planning files and tracking systems. o Explains Zoning Ordinance and City Code requirements to residents, property owners, businesses, and interested citizens’ developments and maintains handouts explaining policies and procedures. o Issues Administrative permits, conferring with the Community Development Director and City Engineering, as needed; o Coordinates with the Contract City Planning and Engineering in the completion of inspections, reports, presentations, and special projects as needed. o Assists in the administration of the City’s Home Occupation Program, including classifying home businesses, processing applications, maintaining a database of approved home occupations, and completing regulation review and inspections to confirm ongoing compliance. o Creates and maintains all City maps for the Community Development Department within GIS and ensures they are published in accessible formats. Utilizes GIS to complete spatial and statistical analysis. City of Corcoran Department: Community Development Department Reports To: Community Development Director Points: 311 Grade: 11 FLSA: Non-Exempt Bargaining Unit: N/A Revision Date: June 2024 Agenda Attachment Item: 7j4. PLANNER ©City of Corcoran 2024 2 o Coordinating with contractors and other internal or external stakeholders as needed to include: County, State, and Regional entities as well as all Public Works, Public Safety, Engineering, Finance, and the City Clerk. o Completes field inspections to gather relevant data to the development review process and verify development projects comply with approved plans. o Schedule and conduct meetings as needed with internal staff, external agencies, residents, landowners, and developers. •Assist with Planning Commission Meetings o Attends meetings and manages the meeting technology, including operation of the virtual meeting space. o Drafts minutes and information reports for the Commission. o Assembles agendas, packets, and memos for monthly meetings. o Assists in the training and orientation of Planning Commissioners. o Researches and complies information on project questions or concerns. •Code Enforcement o Serves as the first point of contact in the administration of Code Enforcement. o Conducts complaint investigation and site inspections. o Collaborates with residents, property owners, business, and interested citizens to find solutions and options to resolving compliance problems within the City Code. o Prepares citations and property compliance agreements. o Assist City Clerk in the procedure of assessing parcels of property for nuisance abatement and weed/grass removal. o Coordinates with the Construction Services Supervisor and contract code enforcement services as needed. o Coordinates unresolved violations with the City Attorney’s office, including providing all pertinent background information and documentation, and assists in court proceedings. o Recommends new opportunities and programs to enhance the community in collaboration with the Community Development Director. o Prepares and makes public presentations to report on activities, community issues, and related projects. o Assists in the administration of the City’s Rental Home License program, to include processing applications, conducting background checks, updating the City’s Rental License map and database, completion of rental property inspections, license approvals, license denials, and ongoing enforcement. Performs other duties and activities as assigned. Minimum Qualifications Bachelor’s degree with coursework in pollical science, housing studies, urban studies, public affairs/administration, planning or related field or equivalent combination of education and experience. PLANNER ©City of Corcoran 2024 3 Valid driver’s license. Desired Qualifications Experience with GIS programs and applications. Knowledge, Skills, and Abilities Required for Successful Job Performance: •Ability to analyze and resolve problems. •Customer service skills including demonstrated ability to build positive relationships and work well with employees, contractors, and the public. •Strong interpersonal and communication skills in dealing with difficult situations and people. •Ability to quickly learn, understand, interpret, and apply City codes and zoning ordinances as well as all applicable federal and state laws. •Knowledge of the functions and responsibilities of City Departments, staff, and key community members. •Advanced knowledge of the philosophies, principals, practices, and techniques of planning. •Ability to perform in a professional and courteous manner in responding to requests from the public and other staff members. •Ability to maintain a positive attitude toward work, the public, and coworkers. •Knowledge of and ability to operate standard office software sufficient to manipulate data, draft reports and maintain records. •The ability to work independently manage time, prioritize work, and meet project deadlines without constant supervision. •Verbal and high-level written communication skills sufficient to effectively present information and respond to questions from a wide variety of audiences, and reading comprehension skills sufficient to read, understand and interpret complex and varied work-related materials. •Ability to understand and carry out verbal and/or written instructions efficiently and effectively. •Problem-solving skills to gather relevant information to solve practical problems and address citizen inquiries and concerns. •Demonstrates the desired standard of conduct and work performance including confidentiality and privacy requirements of City employees. •Ability to work with neighboring municipalities and outside professional organizations to continue to learn and bring efficiencies within our organization. •Ability to perform research, assemble information, and prepare reports and studies. •Ability to exercise initiative, discretion, and independence of judgment. •Ability to work effectively under pressure and to competently handle numerous diverse tasks in a single time-period. •Promote and adhere to the City of Corcoran workplace values of accountability, teamwork, and commitment to the City’s goals and measures. •Excellent oral and written communication for skills for preparing and presenting planning reports and projects. •Ability to facilitate group discussions and public participation activities, both in-person and virtual. •Ability to provide effective supervision and staff management. PLANNER ©City of Corcoran 2024 4 Physical and Mental Requirements Physical effort is light, with lifting or carrying up to 25 pounds intermittently. Report preparation and word processing will at times require extended use of a keyboard. Work interruptions are frequent. Working Conditions Work is performed in a normal office environment. May be the first person to whom a complaint is delivered by a citizen and may involve dealing with and calming individuals who are emotionally charged over an issue. Work includes driving within the City of Corcoran to observe conditions that require attention and visiting sites related to applications or complaints. Some requirements in this job description may exclude individuals who pose a direct threat or significant risk to the health and safety of themselves or other employees. All requirements are subject to modification to reasonably accommodate individuals with disabilities. Requirements are representative of minimum levels of knowledge, skills, and experience required. To perform this job successfully, the worker must possess the abilities and aptitudes to perform each duty proficiently. This document does not create an employment contract, implied or otherwise, other than an "at will" employment relationship. The City Administrator retains the discretion to add duties or change the duties of this position at any time. ACCOUNTANT City of Corcoran 2023 1 Description The Accountant performs complex accounting and financial tasks, assists in maintaining and ensuring the accuracy and integrity of the city’s financial records, and performs other finance duties as directed by the Finance Manager. Duties include payroll, accounts receivable, accounts payable, and bank reconciliation. Additionally, the Accountant assists the Finance Manager with the annual audits. Work is guided by the Finance Manager. Work is performed with limited supervision of routine daily activities. Has no supervisory responsibility. Location and Hours This position will perform work at City Hall, 8200 County Rd 116, Corcoran, MN 55340 in an office environment. Work hours are Monday through Friday, 40 hours per week, determined by the Finance Manager. Essential Duties and Responsibilities •Applies knowledge of Generally Accepted Accounting Principles and State Auditors guidelines. •Prepares, processes and monitors accounts payable transactions, verifies vendor information, and generates checks for payments. •Prepares and processes payments to vendor. •Prepares accounts receivable invoices (utility billing done separately) and oversees cash receipting processes, including review of data entry completed by support staff and reporting. •Recording time off (paid or unpaid), prepares a payroll ledger with hours to be paid. •Inputs payroll information in to accounting system, process payment for benefits, and reconciles related accounts. •Calculates and appropriately documents necessary payroll transactions and adjustments (including retro pay, COLA increases, work comp adjustments, benefit changes and ACA regulations, etc.); •Completes reporting requirements relating to payroll. •Responds to inquiries from employees relating to payroll. •Provide annual special assessment support. •Assist with maintenance of the general ledger and sub ledgers, including preparation of journal entries for approval, ledger reconciliation and reporting. This includes bank reconciliation, permit payment reconciliation, insurance and payroll review, and credit card statement reconciliation. •Perform variance analysis to ensure proper account posting and identify potential trends. •Prepares Federal, State accounting and tax reports and prepares payments. •Prepares bank deposits and reconciles accounts daily and monthly. •Manages escrow accounts; send out invoices when there is a shortage of funds. Department Administration Reports To Finance Manager Points 244 Grade 8 FLSA Non-Exempt Bargaining Unit NA Revision Date June 2024 City of Corcoran Agenda Attachment Item: 7j5. ACCOUNTANT City of Corcoran 2023 2 •Assist with preparations of various reports, such as building fee report. •Assists with the city’s various audits, including the annual audit. •Assists with the budget process. •Tracks and capitalize fixed assets and book depreciation at year end. •Tracks balances in the memorial park fund, park fund, utility fund and other dedicated funds. •Assist and provide back up support for utility billing processes. •Oversee data retention for finance department. •Perform special accounting projects and financial analysis as required. •Performs other duties and activities as assigned. Minimum Qualifications The job requires an associate degree and three or more years of general accounting and customer service experience, or equivalent. Desired Qualifications Bachelor’s degree in accounting, business administration, or finance. Additional desired qualifications include knowledge of governmental practices and policies and experience with municipal accounting software. Knowledge, Skills and Abilities Required for Successful Job Performance •Knowledge of or ability to learn Generally Accepted Accounting Principles as defined by GASB. •Knowledge of or ability to learn governmental accounting procedures as defined by the GFOA. •Knowledge of or ability to learn city operations and practices related to finance, budgeting, and accounting. •Customer service skills including demonstrated ability to build positive relationships with employees and managers. •Knowledge of the functions and responsibilities of city departments, staff, and key community members. •Knowledge of public information laws, rules, and regulations applicable to city government. •Knowledge of and ability to operate accounting software and standard office software, including strong Excel skills sufficient to manipulate data, draft reports and maintain records. •Ability to analyze and resolve problems. •Ability to exercise considerable judgement and accuracy. •The ability to work independently and to prioritize work requests; ability to plan coordinate and prioritize workload to meet project deadlines. •Verbal and high-level written communication skills sufficient to effectively present information and respond to questions from a wide variety of audiences, and reading comprehension skills sufficient to read, understand and interpret complex and varied work-related materials. •Knowledge of data privacy laws and ability to maintain highest confidentiality when dealing with sensitive or private information. Physical and Mental Requirements ACCOUNTANT City of Corcoran 2023 3 Physical effort is light, with lifting or carrying up to 25 pounds intermittently. Report preparation and word processing will at times require extended use of a keyboard. Work interruptions are frequent. The Accountant must be able to use judgment to respond to situations occurring during the absence of the Finance Manager. Working Conditions: Work is performed in a normal office environment. Work may involve dealing with and calming individuals who are emotionally charged over an issue. Some requirements in this job description may exclude individuals who pose a direct threat or significant risk to the health and safety of themselves or other employees. All requirements are subject to modification to reasonably accommodate individuals with disabilities. Requirements are representative of minimum levels of knowledge, skills, and experience required. To perform this job successfully, the worker must possess the abilities and aptitudes to perform each duty proficiently. This document does not create an employment contract, implied or otherwise, other than an "at will" employment relationship. The City Administrator retains the discretion to add duties or change the duties of this position at any time. Employee Signature and Date: ______________________________________________________________________________________________ Supervisor and / or Department Head Signature and Date: ______________________________________________________________________________________________ STAFF REPORT Agenda Item: 7k. Council Meeting June 27,2024 Prepared By Jay Tobin Topic Resolution 2024-76 Designation of City Clerk Responsibilities Action Required Decision Summary City Council accepted the City Clerk’s resignation on June 13, 2024, with a last day of June 21, 2024, and authorized staff to immediately begin recruitment and hiring activities to fill the vacancy, which is ongoing. To ensure continuity of services during the transition period until the new City Clerk can be hired and onboarded, staff propose designating City Clerk responsibilities in the transition period as follows and as captured in Resolution 2024-76: a)All matters requiring signature by the City Clerk, to include all items requiring the City Seal, will be signed by Jay Tobin, the City Administrator, until such a time that a City Clerk has been hired and can assume these duties. b)All data requests and data retention issues typically handled by the City Clerk, will be directed to Nalisha Williams, the Assistant City Administrator, until such a time that a City Clerk has been hired and can assume these duties. c)Any items requiring a notary to verify identity and witness signatures, normally handled by the City Clerk, will be handled by Linda Canton, Administrative Assistant, until such a time that a City Clerk has been hired and can assume these duties. Financial/Budget N/A Recommendation Staff recommend approving Resolution 2024-76 Designation of City Clerk Responsibilities. Council Action 1. Approve Resolution 2024-76 Designation of City Clerk Responsibilities. 2. Decline to authorize closing. 3.Direct staff to review alternatives. Attachments 1.Resolution 2024-76 Designation of City Clerk Responsibilities. City of Corcoran County of Hennepin State of Minnesota June 27, 2024 Page 1 of 1 RESOLUTION NO. 2024-76 Motion By: Seconded By: A RESOLUTION DESIGNATING CITY CLERK RESPONSIBILITIES WHEREAS, City Council accepted the City Clerk’s resignation on June 13, 2024 with a last day of June 21, 2024; and WHEREAS, City Council authorized staff to immediately begin recruitment and hiring activities to fill the vacancy, which is ongoing; and WHEREAS, the City desires to ensure continuity of services during the transition period until the new City Clerk can be hired and onboarded; NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Corcoran the following actions are effective June 27, 2024: 1.All matters requiring signature by the City Clerk, to include all items requiring the City Seal, will be signed by Jay Tobin, the City Administrator, until such a time that a City Clerk has been hired and can assume these duties. 2.All data requests and data retention issues typically handled by the City Clerk, will be directed to Nalisha Williams, the Assistant City Administrator, until such a time that a City Clerk has been hired and can assume these duties. 3.Any items requiring a notary to verify identity and witness signatures, normally handled by the City Clerk, will be handled by Linda Canton, Administrative Assistant, until such a time that a City Clerk has been hired and can assume these duties. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June, 2024. Tom McKee – Mayor ATTEST: City Seal Jason (Jay) Tobin – City Administrator Agenda Attachment Item: 7k1. STAFF REPORT Agenda Item: 7l. Council Meeting June 27,2024 Prepared By Jay Tobin Topic Resolution 2024-77 Authorizing Closing on Purchase of Property Action Required Decision Summary City Council previously approved and authorized execution of a purchase agreement between the City of Corcoran and Robert E. Crouse, contemplating terms of sale of the property, and purchase agreement was fully executed on May 21, 2024. Staff has completed its due diligence process on the subject property and request authorization to close on the purchase and sale of the subject property from Mr. Crouse to the City. Financial/Budget All costs of purchasing subject property will be covered by the Long-range Planning Fund, and any future costs will be reflected in operational budgets. Recommendation Staff recommend authorizing the closing on the purchase of the property. Council Action 1. Approve Resolution 2024-77 Authorizing Closing on Purchase of Property. 2. Decline to authorize closing. 3.Direct staff to review alternatives. Attachments 1.Resolution 2024-77 Authorizing Closing on Purchase of Property. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-77 Motion By: Seconded By: A RESOLUTION AUTHORIZING CLOSING ON THE PURCHASE OF CERTAIN REAL PROPERTY WHEREAS, Robert E. Crouse (the “Seller”) is the owner of certain real property within the City of Corcoran, described on the attached Exhibit A (the “Subject Property”); and WHEREAS, the City Council previously approved and authorized execution of a purchase agreement between the City of Corcoran (the “City”) and Seller, contemplating terms of sale of the Subject Property. Said purchase agreement was fully executed on May 21, 2024; and WHEREAS, the City has completed its due diligence process on the Subject Property and the City and the Seller now desire to close on the purchase and sale of the Subject Property to the City, and the City desires to authorize payment of the purchase price and authorize the Mayor and the Administrator or their respective designees to execute any and all documents necessary and proper to facilitate closing of the transaction. NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran hereby authorizes City staff to make payment of the purchase price for the Subject Property and further authorizes the Mayor and the Administrator or their respective designees to execute any and all documents necessary and proper to facilitate closing of the transaction to purchase the Subject Property from Seller. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee – Mayor ATTEST: ___________________________________ Jason (Jay) Tobin – City Administrator City Seal Agenda Attachment Item: 7l1. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-77 EXHIBIT A The “Subject Property” That part of the Southeast Quarter of Section 23, Township 119, Range 23, described as follows: Beginning at a point on the West line of said Southeast Quarter distant 959.6 feet North of the Southwest corner thereof; thence due East a distance of 302.0 feet; thence North 47 degrees 27 minutes East a distance of 166.7 feet, more or less, to the center line of County Highway No. 10; thence Northwesterly along the center line of said County Highway No. 10 a distance of 677.45 feet, more or less, to its intersection with the West line of said Southeast Quarter; thence due South along the West line of said Southeast Quarter a distance of 640.3 feet, more or less, to the point of beginning, except that part lying within the Northwest Quarter of the Southeast Quarter thereof. For the purpose of this description, the West line of the Southeast Quarter shall be an assumed due North and South line; as shown by instrument filed November 2, 1993, as Document No. 6175484, in the Office of the County Recorder of Hennepin County, Minnesota; Except for the portion thereof legally described as follows: That part of the Southwest Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Commencing at the Southwest corner of said Southwest Quarter of the Southeast Quarter; thence on an assumed bearing of North along the West line of said Southwest Quarter of the Southeast Quarter, a distance of 959.60 feet to the point of beginning of the land to be described; thence on a bearing of East, a distance of 237.77 feet; thence North 73 degrees 10 minutes 15 seconds West, a distance of 46.10 feet; thence North 55 degrees 07 minutes 38 seconds West, a distance of 38.93 feet; thence North 48 degrees 55 minutes 48 seconds West, a distance of 40.86 feet; thence North 36 degrees 22 minutes 08 seconds West, a distance of 39.33 feet; thence North 30 degrees 12 minutes 16 seconds West, a distance of 59.17 feet; thence North 32 degrees 28 minutes 26 seconds West, a distance of 39.78 feet; thence North 37 degrees 06 minutes 48 seconds West, a distance of 35.19 feet; thence North 44 degrees 28 minutes 34 seconds West, a distance of 44.65 feet; thence North 01 degree 55 minutes 38 seconds West, a distance of 116.90 feet to the Northwest corner of said Southwest Quarter of the Southeast Quarter; thence South along said West line of the Southwest Quarter of the Southeast Quarter, a distance of 355.58 feet to the point of beginning; conveyed to the City of Corcoran, as shown by instrument filed January 20, 1995, as Document No. 6389714, in the Office of the County Recorder of Hennepin County, Minnesota. Hennepin County, Minnesota Abstract Property STAFF REPORT Agenda Item: 7m. Council Meeting June 27th, 2024 Prepared By Deputy Director Burns Topic Waiver Request for Amplified Sound. July 14th, 2024, 20037 County Road 10 Action Required Decision Summary 1. The Stanchion Bar is requesting a wavier for amplified sound for Sunday, July 14th, 2024. From 12:00 P.M. to 6:00 P.M. at 20037 County Road 10. Request is for amplified sound outdoors under a tent for a celebration of life event. A live band will be playing. This is a public event, with on-street parking. Applicant has permission for additional parking at neighboring St. Thomas Church lots. If approved, this event may be shut down for public safety reasons. This request is due to the possibility of louder than normal music during daytime hours. Financial/Budget N/A Options 1. Authorize a waiver for amplified sound until 12:00 P.M. on Sunday, July 14th, 2024. 2. Deny a waiver for amplified sound until 6:00 P.M. A.M. on Sunday, July 14th, 2024. Council Action 1. Authorize a waiver for amplified sound 12:00 P.M. to 6 P.M. on Sunday, July 14th, 2024 for 20037 County Road 10. Attachments 1. None STAFF REPORT Added Agenda Item: 7n. Council Meeting June 27, 2024 Prepared By Jessica Christensen Buck Topic Parks and Recreation Update Action Required Informational Summary City Park During the May 9, 2024, City Council meeting, direction was given to staff to proceed with utilization “of Stantec or subcontractor through HKGi, and to include a) survey and staking, b) geotechnical, c) building programming study, and d) wetland delineation”. Staff, Gabrielle Grinde (HKGi), Mayor McKee, and Parks and Trails Commission Chair Christenson interviewed consultants for the building programming study on Tuesday, June 25. During these interviews, it was determined by the group that Oertel is the preferred consultant and work will proceed with them based on prior approval of the study. Attached is the Oertel proposal, with note that they were the lowest quote for the building programming study. Bark in the Park Staff overlooked the date for Labor Day (9/2) this year when scheduling Bark in the Park for Friday, August 30. Due to the holiday weekend, staff is rescheduling the event to Friday, September 6. Financial/Budget The above items were previously approved, and no further budget impact is anticipated beyond the previous approvals. Council Action No action required. Attachments 1. Oertel Quote CITY OF CORCORAN COMMUNITY PARK May 24, 2024 Thomas Stromsodt, AIA, Vice President Oertel Architects, Ltd. 1795 Saint Clair Avenue Saint Paul, MN 55105 (651) 696-5186 x314 tstromsodt@oertelarchitects.com Submitted by: Added Attachment Item: 7n1. May 24, 2024 Gabrielle Grinde, Vice President HGKi gabrielle@hkgi.com RE: CORCORAN COMMUNITY PARK Dear Gabrielle, Thank you for the opportunity to propose on this project. We have worked in the City of Corcoran previously on their Public Works building and we look forward to having another opportunity to partner with both you and the City. We have based our fee on the concept plans you provided, previous experience, and the following assumptions: PROJECT SCOPE ASSUMPTIONS •The scope of work includes design documents for a stand-alone park building that includes: Indoor multi-purpose meeting space for 60-100 people, restrooms, changing rooms for the splash pad, mechanical space for splash pad, and incorporation of a potential covered picnic shelter. •The project will be up to 7,500 SF. •The City is looking for completion of SD by the end of July. This proposal includes full Architectural Services for reference and budget planning purposes. •The project will be completed in AutoCAD or Revit. •The plans and specifications will be formatted per HKGi’s standards. FEE SCOPE ASSUMPTIONS •During the Concept/SD process, we will include four design meetings – (2) in-person and (2) virtual. •The design team will provide building perspective renderings and physical samples of materials for staff review, selection, and approval with each progress set submission. •The architect will provide a budget estimate for the building with the final submission. For the project as described, we propose the following architectural design process and work scope efforts: TASK 1.0 – CONCEPT AND SCHEMATIC DESIGN: (4 weeks) 1.Finalize final building program requirements and size with City Staff 2.Coordinate site layout requirements with HKGi 3.Perform Preliminary Code Review and Analysis 4.Create digital backgrounds for use by the Design Team CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 1CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 1 5.Create design imagery for City/Community Input •Building plans •Building elevations •3D renderings 6.Provide physical samples of potential materials for the selected option 7.Provide overview of sustainable design strategies and options We will provide presentation images and plans for City staff to present and review. The fee includes providing up to (3) options for staff review. TASK 2.0 – DESIGN DEVELOPMENT: (6 weeks) 1.Incorporate changes as necessary to plan. 2.Develop detailed architectural building plans to 60% completion •Plans •Elevations •Sections •Details •Schedules 3.Coordinate with Civil and Landscape plans 4.Provide updated final renderings 5.Provide end of phase cost estimate (building only) TASK 3.0 - CONSTRUCTION DOCUMENTS: (8 weeks) 1.Complete drawing package and specifications for bidding (90% and 100% Reviews) 2.Incorporate City of Corcoran bidding requirements into the project manual 3.Review plans with City Building Official for preliminary plan review 4.Provide end of phase cost estimate (building only) TASK4.0 - BIDDING: (3 weeks) 1.Review requests for information and issue addenda (8 hours) TASK 5.0 - CONSTRUCTION ADMINISTRATION: (36 weeks) 1.Review of all relevant shop drawings and submittals 2.1) Construction preconstruction meeting 3.(8) Construction site reviews 4.(1) Punchlist review at project completion 5.Review and respond Contractor requests for information, cost proposals, etc. 6.Review pay applications for Contractor Payment Exclusions •Geotechnical evaluation •Special inspections, construction testing •Special foundation design coordination •Telecom and Security designs (coordination with City staff/vendors for pathways included in Design Development and Construction Document design phases) Owner provided items: •Survey •City procurement and Contractual requirement for bidding process •List of proposed equipment and chemicals including MSDS sheets for review CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 2CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 2 FEE ESTIMATE TASK FEE CONCEPT / SCHEMATIC DESIGN $7,440.00 DESIGN DEVELOPMENT $9,560.00 CONSTRUCTION DOCUMENTS $28,520.00 BIDDING $2,800.00 CONSTRUCTION ADMINISTRATION $20,064.00 EXPENSES (not to exceed, billed as incurred)$500.00 TOTAL FEE:$68,884.00 Thank you again for the opportunity to submit our qualifications to you. If there is anything further that we can provide to demonstrate our commitment to making your project a success, please let us know. Sincerely, Thomas Stromsodt, AIA, Vice President Oertel Architects, Ltd. Signature Name Printed Title Date Signature Name Printed Title Date CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 3CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 3 FEE ESTIMATE TASK FEE CONCEPT / SCHEMATIC DESIGN $7,440.00 DESIGN DEVELOPMENT $9,560.00 CONSTRUCTION DOCUMENTS $38,520.00 BIDDING $2,800.00 CONSTRUCTION ADMINISTRATION $10,064.00 EXPENSES (not to exceed, billed as incurred)$500.00 TOTAL FEE:$68,884.00 FIRM INFORMATION OERTEL ARCHITECTS, LTD. was established and incorporated, in the state of Minnesota in January of 1996 by Jeff Oertel, with a commitment to solve design and building challenges so that each and every project achieves its maximum potential at the least overall cost, to serve all clients, large and small, using our attention to detail, understandable design process and problem-solving method of tackling the big issues, regardless of project size and complexity. We have instituted a hands-on approach in working out details, understanding building conditions and working with user groups. Our firm provides a full range of consulting services including planning, architectural design, interior design, and construction-related services. We have an impressive track record, having collaborated with over sixty-seven cities, eighteen counties, and various state agencies. Despite our experience and accomplishments, we have chosen to remain small deliberately, preferring a direct and personal approach to every project we undertake. Oertel Architects specializes in designing municipal facilities, including: •Water Treatment Facilities: Advanced systems for clean, safe water. •Parks and Recreational Facilities: Vibrant spaces for community engagement and healthy living. •Community Centers & City Halls: Flexible, inclusive spaces for diverse activities. •Fire Stations: Efficient designs enhancing emergency response. •Public Works/Maintenance Facilities: Efficient and durable facilities supporting municipal operations. We deliver innovative, sustainable designs tailored to community needs. BUSINESS ADDRESS 1795 St. Clair Avenue St. Paul, MN 55105 www.oertelarchitects.com LEGAL STATUS, YEAR INCORPORATED S Corporation, 1996 OWNERSHIP Jeff Oertel, Founder Deb Brandwick, Principal Thomas Stromsodt, Principal Andrew Cooper, Principal Brenda Dever, Associate Principal Eric Werner, Associate Principal STAFF BY DISCIPLINE Registered Architects: 6 Project Manager: 1 Designers: 5 Interiors/ Admin: 1 CONTACT NAME Thomas Stromsodt, AIA, Vice President p: (651) 696-5186 x 313 e: acooper@oertelarchitects.com CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 4CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 4 BIG MARINE PARK RESERVE MARINE ON ST. CROIX, MINNESOTA The Big Marine Park Reserve is owned and operated by Washington County and is part of the Minnesota Metropolitan Council’s Regional Park System. The park was selected as a regional park facility because of its excellent natural resource features which include: the St. Croix Valley, extensive ground moraine, and quality upland and wetland wildlife habitat. The county park currently consists of a trail network, boat launch, an outdoor play area, a swimming beach, and four structures. The facilities include a swim beach building, a contact station, a restroom building, and a picnic shelter. The site design incorporated features to minimize the impact to natural resources while preserving wildlife and wetland preservation and restoration. CONTACTJohn Elholm, former County Parks Director (during construction)Current Recreation Director, City of Crystal e: john.elholm@crystalmn.gov p: (763) 531-1150 CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 5CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 5 MOORE LAKE PARK BUILDING FRIDLEY, MINNESOTA The Moore Lake Park Building is one part of a larger city wide park system redevelopment project for the city of Fridley, and is the first construction project in the realization of that master plan. The new building will replace an existing building in the prominent park located on Central Avenue, just north of 694 and be one of the most visible municipal features within the City of Fridley. The building project is something that Oertel has been working with Fridley staff for several years to help initially scope the need. This project included finalizing a building program, engaging the community in an aesthetics and features discussion, developing project goals and designing options to meet those goals with city staff, and finalizing documents for the construction of the facility. The design includes a 4,000 SF enclosed gathering space with public restrooms, and a 4,000 SF open air covered pavilion for outdoor gathering events. For this project, Oertel Architects is the building architect, working alongside WSB who is the city’s park landscape architect and civil design team. CONTACTNic Schmidt, Civil Engineer/ Project Manager7071 University Avenue NE, Fridley, MN 55432 e: nic.schmidt@fridleymn.gov p: (763) 572-3556 CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 6CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 6 The overall project scope was a comprehensive, phased re-imagining of an existing park within the City of Inver Grove Heights’ robust park system. The design team concentrated on dramatically improving both the accessible nature of the parking, park equipment and features, and trails while providing a new multi-season structure capable of the expanded programmatic functions common in newer parks. The building structure includes a large indoor/outdoor gathering space, universal restrooms, a catering kitchen, and associated mechanical spaces. CONTACTBrian Swoboda, Parks Superintendente: bswoboda@ighmn.govp: (651) 450-2582 SOUTH VALLEY PARK SHELTER INVER GROVE HEIGHTS, MINNESOTA CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 7CORCORAN COMMUNITY PARK OERTEL ARCHITECTS-Page 7 This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. From:Jay Tobin To:Jeanine Faue Cc:Natalie Davis Subject:RE: The Mahavan Eco Farm (City File# 24-026) Date:Wednesday, June 26, 2024 4:47:51 PM Attachments:image001.png Thanks for the note! I have ensured Staff is aware and it will be shared at the Council meeting on Thursday. Respectfully- Jay From: Jeanine Faue <j9faue@gmail.com> Sent: Tuesday, June 25, 2024 9:37 PM To: Jay Tobin <jtobin@corcoranmn.gov> Subject: The Mahavan Eco Farm (City File# 24-026) Good Evening Mr. Tobin, My name is Jeanine Faue. I live at 21100 County Road 10 in Corcoran. I have been a resident here for 40 plus years. I want to let you know that I oppose the plan for the Mahavan Eco Farm. I feel we have enough local places for worship in the city of Corcoran. I understand they want to convert the shed to a place of worship. This home site is a rural residential. There is no bathroom facilities that include handicap accessibility. Where is all the parking going to be? Who is going to maintain the community garden for weed control? Why does the City of Corcoran want to give up the tax revenue that the city receives at this time? I hope the city takes this all into account. County Road 10 has become a freeway since all the new home developments and closures of other roads. We don't need more traffic. I remember a time that the city wanted to keep Corcoran rural. Isn't this a worship situation that was proposed on Oakdale Drive? Thank you for listening. Added Attachment Item: 8a8. Sincerely, Jeanine Faue This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. From:Jay Tobin To:vnybo@q.com Cc:Natalie Davis Subject:RE: 8750 Trail Haven Rd Date:Wednesday, June 26, 2024 3:52:20 PM Attachments:image001.png Thanks for the note Valerie! I have ensured Staff and Council are aware and it will be shared at the Council meeting on Thursday. Respectfully- Jay From: Valerie Nybo <vnybo@q.com> Sent: Wednesday, June 26, 2024 3:49 PM To: Jay Tobin <jtobin@corcoranmn.gov> Subject: 8750 Trail Haven Rd To: Mayor McKee and Council Members, I am writing in regards to the proposed business at 8750 Trail Haven Rd. My concerns are that there will be activity 7 days a week in a residential area. Also the septic and well system, I believe there is land available with in the MUSA area that would site their needs. Thank you for your time, Valerie Nybo 22850 Oakdale Dr Corcoran, MN 55374 From:Natalie Davis To:Chris Aase Cc:Kendra Lindahl Forwarding; Jay Tobin Subject:RE: House on county 10 and trailhaven Date:Thursday, June 27, 2024 2:30:00 PM Attachments:image002.png image004.png Good afternoon Chris, This is a question that would need to be discussed with the County Assessor that staff can look into further should the project move forward. From what I can tell at this time, the property is registered to a non-profit entity (not a religious institution), and it appears that taxes are due. Thank you, From: Chris Aase <caase@tsimn.com> Sent: Tuesday, June 25, 2024 2:06 PM To: Natalie Davis <ndavis@corcoranmn.gov> Cc: Kendra Lindahl Forwarding <klindahl@landform.net>; Jay Tobin <jtobin@corcoranmn.gov> Subject: RE: House on county 10 and trailhaven Another Question : What happens to the tax base if this is given a go ahead ? Would that land and buildings be considered a church ? that pays no taxes ? Would we tax payers get hit with that loss of revenue and have to make up for it ? Chris Aase Telesystems Inc. 9247 Trailhaven RD. N Corcoran , Mn.55340 M 763-420-4200 D 763-745-1810 caase@tsimn.com www.tsimn.cim Mitel Communication Partner This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. ESI Communication Partner Digital Watchdog Video Security Integrator From: Natalie Davis Sent: Monday, June 24, 2024 4:11 PM To: Chris Aase <caase@tsimn.com> Cc: Kendra Lindahl Forwarding <klindahl@landform.net>; Jay Tobin <jtobin@corcoranmn.gov> Subject: RE: House on county 10 and trailhaven Good afternoon Chris, Thank you for sending your comments. Your comments will be made available to the City Council for the discussion on the concept plan on Thursday. The application at this time is a rough concept plan to have an initial conversation with the City Council. The landowners will be able to farming/gardening the land as it is a permitted use that does not require a pre-approval from the City, but they are also asking to utilize the existing pole building on site for a gathering space/place of worship. The proposal is consistent with the uses allowed within the Rural Residential zoning district. The place of worship component requires a conditional use permit, which can place limitations or additional conditions on the use in an effort to mitigate the impact to the surrounding area. For example, the City can require parking to be managed entirely on site (i.e., no street parking on Trail Haven or County Road 10). Rest assured, the proposed use does not include regular or semi- regular semi-truck traffic to and from this site. Thank you, From: Chris Aase <caase@tsimn.com> Sent: Monday, June 24, 2024 3:30:26 PM To: Jay Tobin <jtobin@corcoranmn.gov> Subject: House on county 10 and trailhaven Jody , City council members I live on Trailhaven Rd just to the north of county 10. This house on county 10 is zoned residential and should stay that way . 2 big reasons I have is parking and traffic . Not to mention you guys already screwed up the other end of Trail haven and allowed Grove nursery to build. The big heavy trucks and amount of traffic that already puts on Trailhaven is to much. Please consider NOT to allow this to happen. CHRIS AASE 9247 Trailhaven rd Thank you Sent via the Samsung Galaxy S21 5G, an AT&T 5G smartphone Get Outlook for Android From:Natalie Davis To:dbloftus3@gmail.com Bcc:Jay Tobin; Matt Gottschalk Subject:RE: Date:Thursday, June 27, 2024 2:37:00 PM Attachments:image001.png Good afternoon Brian, Thank you for your email. Staff is aware that a non-profit entity purchased the property and is currently using the land for a community garden/farming set-up. This is a permitted use by right. There is a concept plan for this property on the City Council tonight to discuss the potential to authorize the pole barn on the site for use as a “place of worship” for their spiritual services. This would require several improvements to the site (such as retrofitting the building to bring it up to code and on-site parking) subject to City approval. However, in the mean time, the group can still go to the site to tend to the land. I will provide your comments to City Council for the discussion tonight. Thank you, From: Jay Tobin <jtobin@corcoranmn.gov> Sent: Tuesday, June 25, 2024 6:42 PM To: Natalie Davis <ndavis@corcoranmn.gov>; Matt Gottschalk <mgottschalk@corcoranmn.gov> Subject: Fwd: Natalie - For your action… Jay Tobin City Administrator City of Corcoran 8200 County Road 116 | Corcoran, MN 55340 Office: 763-400-7030 This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. From: Brian Loftus <dbloftus3@gmail.com> Sent: Tuesday, June 25, 2024 6:26:39 PM To: Jay Tobin <jtobin@corcoranmn.gov> Subject: To the residence of Corcoran this letter is about 8750 Trail Haven Rd. My name is Brian Loftus I live at 8645 Trail Haven Rd, I believe that the residence at hand is not a homestead. It is only used as something other then for living in. What I am seeing is many many people arrive only Sunday mornings there for a couple of hours and mowing the grass and that is the only time I see people there. I believe the people there are using it for something else other than a homestead. I believe something should be done before this gets out of hand. BRIAN LOFTUS This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. From:Jay Tobin To:DawnMarie Sachwitz Cc:Natalie Davis Subject:RE: New Mahaven Eco Farm Request Date:Wednesday, June 26, 2024 3:53:06 PM Attachments:image001.png Thanks for the note! I have ensured Staff and Council are aware and it will be shared at the Council meeting on Thursday. Respectfully- Jay From: DawnMarie Sachwitz <nywitz@gmail.com> Sent: Wednesday, June 26, 2024 1:30 PM To: Jay Tobin <jtobin@corcoranmn.gov> Subject: New Mahaven Eco Farm Request To Whom It May concern, I have some questions regarding the property at 8750 Trail Haven. This is clearly a rural residentially zoned property, with a business asking for installation of a multivehicle parking lot and admitting to operational hours of 7 days a week from 0500-630pm and longer times on Fridays and Sundays. Will these times change as daylight saving time changes? The "expectation" of 2-3 cars at most times is concerning to me, do they limit the volunteers during harvest times? Is the mound and septic up to the task for more continuous usage by the volunteers? Is the intersection safe at Co. Rd. 10 and Trail Haven for increased traffic Monday - Sunday including the sunrise and sunset times? Thank you for listening to my concerns, Current Resident since 1988 Page 1 of 7 STAFF REPORT Agenda Item 8a. City Council Meeting June 27, 2024 Prepared By Zeke Peters through Kendra Lindahl, AICP Topic Sketch Plan for “New Mahavan Eco Farm Community” at 8750 Trail Haven Road (PID 15-119-23-32-0006) (city file no. 24-026) Action Required Review and Comment Review Deadline: July 28, 2024 1. Request Kirti Agrawal of New Mahavan Farm Community has submitted a request for a sketch plan review of a sketch plan for a place of worship and organic farming collective on the property located at 8750 Trail Haven Road. 2.Context Zoning and Land Use The 5.65-acre site is guided Rural/Ag Residential in the Comprehensive Plan and zoned Rural Residential (RR). The land is currently farmed. The site is located outside of the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are located outside of the MUSA. The properties to the north, across County Road 10, are guided Rural/Ag Residential and zoned Rural Residential (RR). Properties to the east, south, and west are guided Rural/Ag Residential and zoned Rural Residential (RR). Natural Characteristics of the Site The Natural Resources Inventory (NRI) map identifies existing farmland on the site and grassy areas site. The Parks and Trails map shows a proposed on-street bike trail along Figure 1: Corcoran City Zoning Map Page 2 of 7 County Road 10. There are no wetlands shown on the property, but a notice of determination will be required. 3. Analysis Concept Plan The property is currently farmed. There is an existing home in the northwest corner of the site and an existing pole barn in the southwest corner of the site. The New Mahavan Eco Farm Community owns the lot and intends to use the property for 1) a place of worship and 2) an organic farming collective. The worship aspect will be used by a group of members studying and gathering together, while the collective will be an educational opportunity for congregation members and community members to grow their own produce on the farmland. In the Rural Residential district, Agriculture is a permitted use, Places of Worship are a conditional use and accessory structures and accessory uses incidental and customary to uses allowed in the district are permitted. The farming will be done through volunteer work by members of the organization and interested residents of Corcoran. There will be no sale or payment for services on the farm nor for the produce harvested. The applicant has also identified the University of Minnesota’s Extension Master Gardner Program as a potential partner for education on produce and gardening. The existing pole barn will be repurposed as the place of worship and will be the principal use and structure. It is very common for a home accessory a place of worship for use by the institution and are permitted as accessory uses. In this case, the applicant has indicated that no one will reside in the home, but it will be used for meal preparation and storage of farming equipment and materials. If the 2,800 sq. ft. home were considered an accessory structure rather than an accessory use, it would exceed the allowed accessory use structure size limit of 2,625 sq. ft. However, staff recommends that this be considered an accessory use (similar to the home at St. John’s Evangelical Lutheran church at 9141 County Road 101) and permit it as accessory use with no size limitation. Alternatively, the City could determine that due to the change in uses, the place of worship is the principal structure and the home is a legal, non-conforming accessory structure due to size. •Should this project move forward with a formal application, staff will coordinate with the City Attorney to determine the best approach to address the existing home and change of use. Staff notes that the City’s rental ordinance would require the applicant to come back to the Council if they desire to change the status of the accessory-use home to a rental of any type. This is not the intention of the applicant or mentioned in their plan for the existing home. Page 3 of 7 The application shows all existing structures and access points will remain, but the existing pole barn would have an addition of 400 square feet added to the east side. This would make the existing pole barn a total of 2,800 square feet. The plan also shows a new parking area behind the pole barn, with a small cart access lane added down the entire length of the parcel. The eastern two-thirds of the parcel will be for the organic farming collective. Figure 2 - Concept Plan The plan shows no other changes to the existing property's sewage or stormwater management. The plan does show additional trees and shrubs being added, but it does not include all of the existing landscape on the site, and the provided renderings show additional landscaping not shown on the sketch plan. Building Setbacks The principal building would need to comply with the RR district standards shown in the table below: Required Proposed Minimum Principal Structure Setbacks Front, from major roadways 100 ft. 275 ft. Front, from all other streets 50 ft. 40.72 ft. Front Porch (≤ 120 square feet) 40 ft. N/A Side 25 ft. 41.23 ft. Rear 25 ft. >1,000 ft. The existing front yard setback for the pole barn on Trail Haven Road is non-conforming and the applicant will not be allowed to expand in that direction without a variance from the setback requirements. They are allowed to expand other areas of the building as long as they conform with the above setback standards. Page 4 of 7 Buildings/Architecture The applicant has not provided any architectural details for the proposed buildings but has provided some conceptual renderings. Building design must comply with Section 1060.050, Subd. 1(B) and Subd. 1(D) which provides standards for buildings in residential zoning districts and accessory structures. Section 1060.050, Subd. 1(A)2 requires the existing facade of a building to be upgraded so that 25% or more of the existing structure conforms to the exterior building material requirements when expansions are proposed, unless otherwise approved by Conditional Use Permit. The improvements shall be concentrated on the side facing the public road and/or the side facing an area zoned for residential use. Metal siding is not permitted a primary material in the RR district. The applicant would need to upgrade the exterior material to comply with the ordinance or request a conditional use permit. •Council may wish to provide feedback on whether they would support a conditional use permit to allow the barn exterior to remain as is or whether upgraded materials would be expected. The rendering also shows a potential wall sign on the East face of the pole barn. This is not allowed under City Code Section 84.05 Subd. 1. No signs are allowed in the RR zone. A City Code amendment will be required to allow one on this property. Other residential districts with institutional uses, such as a place of worship, would be allowed a total of 32 sq. ft. on one freestanding sign no more than 6 feet in height. In order to allow signage on this site, the applicant would need to apply for an amendment to that code to allow signage. •Does the Council support a Code amendment to allow signage in the RR district similar to the signage allowed for non-residential uses in the urban residential districts? Parking and Drive Aisles Section 1060.060 requires that parking and drive aisles be setback 100 feet from County Road 10, 50 feet from Trail Haven Road and 10 feet from the side and rear property lines. The applicant is proposing a 111-foot front setback for parking and drive aisles along Trail Haven Road and a 180-foot setback from County Road 5. The parking complies with setback requirements. Figure 3 Rendering of pole barn provided by the applicant Page 5 of 7 Section 1060 of the Zoning Ordinance establishes the minimum number of parking spaces required. The pole barn has been identified in the concept plan as a “Place of Worship” and would then calculate 4 spaces for every seat, which is measured as 18 inches of seating space in the structure. The applicant has indicated the pole barn would hold 75 people. The concept plan shows 21 parking spaces, including 2 ADA spaces, which more than the required 19 spaces. The concept plan shows the drive aisles as 24 feet wide and the parking spaces as 9 feet by 18 feet. These would need to be updated to reflect the standards outlined in Section 1060.60 Subd. 4(C)d, which requires 26-foot wide drive aisles and 9 feet by 18.6 feet parking stalls. The plans would need to show compliance as part of the site plan submittal with the parking design changes. Landscaping The site is subject to the landscape standards in Section 1060.070 which requires the following: -One overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50 lineal ft. of site perimeter, whichever is greater. This would require 61 trees based on building size. -One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal ft. of site perimeter, whichever is greater. This would require 102 shrubs based on building size. Historically, the City practice has been to only calculate the required new trees and shrubs based the building addition and screening required for parking and loading areas. If calculated only on the addition, then the applicant has shown sufficient improvements in both trees and shrubs. •Council should provide direction to the applicant. Section 1060.060 requires that parking areas with four or more stalls be screened from properties guided or zoned residential and from public streets. Screening to a height of at least three ft. shall be provided to screen vehicle headlights. The concept plan shows added landscaping with trees and shrubs that would provide this type of screening on applicable sides of the designated parking area. Access/Streets The plan shows no access changes onto Trail Haven Road, which is currently a gravel road. The applicant, however, has indicated that they will widen the existing pole barn access point and move it north of the barn to provide better access to the planned parking facilities on the lot behind the pole barn. Page 6 of 7 The applicant has identified the normal use of the building to only need around 2-5 cars off-peak and 15-20 cars during peak hours of operation. They have also identified the need for yearly festivals that would draw around 75 people. The parking requirements are met for this based on the design of the pole barn and the expected capacity. Both the engineering and public safety departments indicate that the driveway for parking onto Trail Haven Road needs to be expanded to allow both left and right turns. The attached engineer’s memo provides additional comments on this plan. Utilities The site is located outside of the MUSA boundary and will be served by the existing individual septic system on the lot. The applicant will be responsible for obtaining approval from Hennepin County for the septic connection. Stormwater The applicant is creating new impervious surfaces, both with parking and a building addition. Currently, the plan appears to disturb less than 1 acre of land and would not require any stormwater improvements. If they do disturb more than this, they will be required to submit a stormwater management plan in accordance with city standards at the time of a formal application. Public Safety The Public Safety Committee reviewed the plans and provided the attached letter regarding access and fire code issues. Page 7 of 7 Summary The proposed use is consistent with the uses allowed within the RR zone. The next step would be for the applicant to submit an application for approval of the Conditional Use Permit and Site Plan. This would require a public hearing at the Planning Commission and action by the City Council. The request could include a sign ordinance amendment as well. 4.Recommendation Staff recommends that the City Council review and discuss the sketch plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Attachments 1.Site Location Map 2. Applicant Narrative received June 14, 2024 3.Concept Site Plan received June 14, 2024 4.Example Elevations and Renderings received May 24, 2024 5.City Engineer Memo dated June 19, 2024 6.Public Safety Memo dated June 5, 2024 7. 2040 Land Use Plan Hennepin County Property Map Date: 6/19/2024 Comments:PARCEL ID: 1511923320006 OWNER NAME: New Mahavan Eco Farm Commun PARCEL ADDRESS: 8750 Trail Haven Rd,Corcoran MN 55340 PARCEL AREA: 5.65 acres, 245,939 sq ft A-T-B: Abstract SALE PRICE: $785,000 SALE DATE: 02/2024 SALE CODE: Warranty Deed ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $676,900 TAX TOTAL: $8,651.02 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $688,500 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2024 1:4,800 Agenda Attachment Item: 8a1. Narrative: New Mahavan serves the local community through two primary avenues. Firstly, we offer a welcoming place of worship that is open to individuals of all faiths. Here, people can gather peacefully to deepen their understanding of nature, the soul and the relationship between them. Secondly, we engage the community by providing a space for the cultivation of organic vegetables, fruits, herbs, and flowers. This initiative not only offers individuals the opportunity to connect with nature but also serves as a learning platform, particularly for children, who can discover the principles of gardening and gain insight into the concept of farm-to-table living. Through the allocation of 3.75 acres of land, we aim to involve local volunteers in the cultivation process, allowing them to benefit from the produce grown. Any surplus harvest will be donated to local food banks or made available to the local community free of charge, reinforcing our commitment to serving those in need and fostering community well-being. Operating Hours: For Place of Worship: Morning Hours: o Monday to Saturday: 5:00 AM to 6:30 AM Expected Car Parking: 2-3 cars. o Sunday: 6:30 AM to 2:00 PM Expected Car Parking: 15-20 cars. Evening Hours: o Monday to Sunday except Friday: 6:30 PM to 7:30 PM Expected Car Parking: 2-3 cars. o Friday: 6:30 PM to 9:30 PM Expected Car Parking: 15-20 cars. For Organic Farming: Mid-March to Mid-October: (Open for Registered Volunteers Only) o Monday to Saturday: 8:00 AM to 6:00 PM Expected Car Parking: 4-5 cars. o Sunday: 2:00 PM to 7:30 PM Expected Car Parking: 4-5 cars. Mid-October to Mid-March – Closed Agenda Attachment Item: 8a2. Funding: Most of the funding will come from donations to the place of worship. These donations will support the maintenance of the parking facility, upkeep of the pole barn, acquisition of gardening equipment, and contribute significantly to the financing of organic farming activities. Additional funding will be sourced from local businesses interested in promoting community outreach through the distribution of harvests to local senior care facilities, nursing homes, schools, etc. Facilities: Restrooms will be shared by visitors to the place of worship and volunteers for organic farming. Learning seminars for organic farming will be conducted inside the pole barn. Registered volunteers will primarily be from the City of Corcoran and members of the New Mahavan Eco Farm community. Guidance and support for organic farming activities will be provided by the University of Minnesota Extension Program and trained Master Gardeners. The majority of initial funding for site upgrades will be sourced from donations from New Mahavan Eco Farm community members. Frequently Asked Questions: 1)What is the purpose of New Manavan Eco Farm Community (NMEFC)? The specific purpose of this nonprofit organization is charitable and to promote ecological sustainability by promoting an organic farming community dedicated to supporting spirituality, sustainable living, and community well-being. For this purpose, NMEFC has purchased a 5.65-acre property which includes a single- family home and a pole barn in the city of Corcoran. Approximately 3.75 acres of the land in this property will be utilized for organic farming. This land will be used to grow vegetables, fruits and herbs. 2)How NMEFC will operate? The Organic Farmland will be managed by a group of volunteers. There will be a registration process to become a volunteer. At this time the registration will be open to the city of Corcoran residents and members of NMEFC. NMEFC will provide equipment, tools, seeds, organic fertilizer and other accessories needed to grow fruits, vegetables and herbs. Volunteers will choose the type of work they like to help with. NMEFC will work closely with the University of MN extension program and their master gardeners to get expert advice to make this a success. For more details on one of the success stories please read the below article: https://extension.umn.edu/source-magazine/giving-gardens Another story related to community Garden can be found here. 3)Why there is a need for a community garden? Why not use our backyard? Firstly, there is no community garden available in the city of Corcoran where residents can come together to engage in gardening. Currently, residents are using the options that are available in the nearby city of Maple Grove and Plymouth. Secondly, community gardens create a sense of community by bringing people together, promoting social interaction, and building stronger neighborhood bonds. It also provides a space for residents to learn from each other, share gardening tips, and educate children about nature and sustainability. While individual backyard gardens are valuable, community gardens offer a wide range of additional benefits including opportunities for engagement and education. 4)Will NMEFC sell vegetables and fruits in the market or to the residents? NO – this community garden will be run by Volunteers, and they will get vegetables and fruits at no charge. The rest will be donated to local food shelves, senior care and nursing facilities. 5)Will there be any fee that volunteers must pay or will there be an assigned parcel of land for individual volunteers to grow their own food? There will be NO fee charged and there will be no dedicated parcel of land. It’s a new way for the community to come together and engage in gardening. NMEFC will not be charging any fee for the piece of land like it is normally charged by other community gardens. 6)Will the Single-Family home be occupied, or someone will be living there as a resident? No - House will be used for administrative and storage purpose only. 7)What is the purpose of pole barn and how it is used for place of worship? A group of 8 to 10 families meets twice a week to discuss scriptures. Previously, the group rented spaces at various churches in Plymouth. However, with some members moving to the City of Corcoran, we decided to look for a place which is peaceful and close to nature that aligns with our core values of promoting a healthy lifestyle. Renting or purchasing property in commercial districts would not meet our primary goal of being close to nature and promoting collective efforts for a noble cause. This group is also part of the NMEFC’ initiative through significant financial contributions to help realize the innovative concept of a community garden. TRAIL HAVEN ROAD COUNTY ROAD 10ORGANIC FARMLANDLOT 1ORGANIC FARMLAND1011500251001" = 50'GRAPHIC SCALELEGEND: PROPERTY LINEADJACENT PROPERTY LINEBUILDING SETBACK LINE ROAD CURB & GUTTERHENNEPIN COUNTY LOT 1, BLK 2, D G HAVEL JR BUCK RUN 8750 TRAIL HAVEN RD, CORCORAN, MN NO. DATE REVISION DATE : MAY-04-2024CHECKED BY : SSDESIGNED BY: SSFILE NO : FO418908CB984Sheet :of 1NOTE: ALL DIMENSIONS, LOCATIONS AND FEATURES SHOWN ON THIS PLOT PLAN ARE APPROXIMATE AND ARE ONLY AN ARTISTS RENDITION, EXACT LOCATION OF ALL FEATURES ARE SUBJECT TO CHANGE AND MAY NOT BE INSTALLED EXACTLY AS SHOWN ON PLANS AND/OR IN MODELS, PLACEMENT OF HOME, DRIVEWAY, SIDEWALKS AND EXTERIOR FEATURES ARE SUBJECT TO MODIFICATION AS DEEMED NECESSARY BY FIELD PERSONNEL1SITE PLANTOTAL PARKING = 21 NOS (INCLUDING 2 ADA PARKING)VICINITY MAPNSCALE 1" = 500'SITETHIS IS NOT A LEGAL SURVEY, AND IT IS NOT INTENDED TO REPLACE A LEGAL SURVEY.PROPERTY ADDRESS : 8750 TRAIL HAVEN RD, CORCORAN, MN 55340, USAOWNER NAME: NEW MAHAVAN ECO FARM COMMUNCOUNTY : HENNEPIN COUNTYPROPERTY ID: 1511923320006LOT AREA: ± 5.65 ACSITE INFORMATION: 1. THE PROPERTY LINE INFORMATION SHOWN HEREIS OBTAINED FROM THE HENNEPIN COUNTY GIS.2. A BOUNDARY SURVEY IS RECOMMENDED TODETERMINE THE EXACT LOCATION OF BOUNDARYLINES AND IMPROVEMENTS.GENERAL NOTES: EXISTING TREEPROPOSED TREEPROPOSED SHRUBSITE PLAN8750 TRAIL HAVEN RD, CORCORAN, MNHENNEPIN COUNTYAgenda Attachment Item: 8a3. Agenda Attachment Item: 8a4. SHOE RACKS60'-0"10'-0" 49'-4"9'-8"20'-0"9'-8"10'-0"2' HIGH STAGE(10'X20')EXIT EXIT ENTRYLADIES/ ADABATHROOM4'-4"5'-0"5'-0"5'-0"3'-0"3'-0"4'-9"5'-8"2'-0"3'-0"6'-4"PASSAGEMEN'S BATH ROOM WATER FOUNTAIN SEATING SPACE 39'-4"4RISER @6"UP 4RISER @6" UP 40'-0"Scale 14" = 1'-0"|| D:\Google Drive\dce.subhankar@gmail.com\Fiverr\8750 Trail Haven Rd, Hamel, MN\Floor Plan\Floor Plan.dwg || Jun 14 2024 11:02:01 PM ||HENNEPIN COUNTYLOT 1, BLK 2, D G HAVEL JR BUCK RUN8750 TRAIL HAVEN RD, CORCORAN, MN Sheet : of 1 DATE : JUN-14-2024 CHECKED BY : SS DESIGNED BY: SS FILE NO : FO3180B5B9D85NO. DATEREVISION|| Web: https://www.civilplex.in ||AutoCAD Design & Drafting ServiceCPCivilPlexPlex1BARN FLOOR PLANPowered by TCPDF (www.tcpdf.org)Powered by TCPDF (www.tcpdf.org) Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: New Mahaven Eco Farm Concept Review Date: June 19, 2024 Exhibits: This Memorandum is based on a review of the following document: 1. Site Plan – Lot 1 Block 2 DG Havel JR Buck Run with no date or signature. Comments: General: 1. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 2. The site is proposed to be used for a place of worship as well as an organic farming operation. The site plan identifies a newly constructed parking lot for 21 stalls being accessed via a paved driveway. Transportation 1. The proposed project access’ Trail Haven Roadway south of County Road 10. The site plan is proposing to relocate the current shed access driveway approximately 40’ to the North. The new proposed access location is approximately 300’ from County Road 10. If this site plan moves forward, this access location should be further reviewed to identify and mitigate any conflicts with future turn lanes at this intersection. 2. The internal roadways and parking lot will be privately owned and maintained. 3. The proposed driveway appears to be oriented to allow vehicles to enter and exit to the north. A radius should be added to the south to allow for traffic from both the south and north to access the site. 4. The driveway is proposed at 24’ in width which would comply with both the residential and commercial driveway standards. 5. The traffic and parking demands for the site should be reviewed in more detail during future submittals. Under initial review, it appears that additional stalls may be necessary to accommodate an overlap in parking for when the service and organic farmlands are both at the maximum parking demand. 6. The parking lot shall have concrete curbing or edging and shall have a paved surface. 7. Public Safety should review and comment on the size and layout of the internal drive aisles. Grading /Stormwater 1. Based on the current site plan, the size of the disturbance is anticipated to be less than 1-acre so it is not anticipated to trigger any City of Corcoran, Watershed or MPCA stormwater improvements. If the Agenda Attachment Item: 8a5. June 2024 New Mahaven Eco Farm Concept Kevin Mattson Page 2 of 2 disturbance area changes or the site disturbance is enough to trigger stormwater compliance, the applicant shall be required to meet those standards. 2. The site should be reviewed to ensure no wetlands are present within the site. If present, the site plan should meet all applicable City and WCA regulations. 3. All drainage swales shall maintain a minimum of 2% slope and all slopes should be 4:1 or flatter unless approved by the City Engineer. Watermain/Sanitary Sewer 1. The proposed site is not within the MUSA and will be served by private well and septic system. 2. The applicant shall confirm if the current septic system can be utilized for this use or if a new septic system will be necessary for the site. 3. The applicant shall confirm with MDH if the current well can be utilized for this use or if a new well will be necessary for the site. 4. The site plan should confirm if any irrigation will be anticipated for the organic farming operation and the source of the water. The current well was likely constructed for residential use and it should be verified to be adequate for any commercial irrigation needs. End of Comments Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@corcoranmn.gov / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis McKeown) From: Lieutenant Burns Date: June 5, 2024 Re: City File 24-026 New Mahavan Eco Farm Concept Plan A Public Safety plan review meeting was held on June 5, 2024, to review the submitted application for the New Mahavan Eco Farm Concept Plan. In attendance were the following: Fire Chief Leuer, Fire Chief Malewicki, Fire Chief Fehrens, Building Official Rosenau, Construction Services Supervisor Pritchard, Planning Technician Klingbeil, and Planner Davis McKeown. The comments below are based on the concept plan received by the City as of May 28, 2024, and are intended as initial feedback. Further plan review will need to be completed as construction plans are finalized. 1.The Public Safety team would like a better understanding of the purpose and intent of the cul-de-sac and if there is intent to rent out farming plots to the larger community. 2.It is possible the building will need to be sprinklered. The final decision will be made by the Building Official. 3.A circulation plan for the parking lot will be needed with a formal application. A turnaround may be required if the parking lot cannot accommodate a fire truck. 4.Use of a single-family kitchen for cooking may trigger Minnesota Department of Health requirements. The kitchen can be used for staging pre-cooked food. 5.Driveway for the pole barn should be able to accommodate left and right turns. 6.Septic for an assembly use/public restrooms requires review and approval by Hennepin County. Agenda Attachment Item: 8a6. City of GreenfieldCityofMapleGroveCity of Medina City of Rogers Bechtold RdPion e e r T r l TrailHavenRdCounty Road 116County Road 30 Schutte Rd Oakdale Dr County Road 10 Horseshoe Trl C o u n t y R o a d 5 0 Larsen Rd Willow DrHunterRdCounty Road 19Homestead Trl Cain RdRolling Hills RdCountry Rd Mohawk DrLarkin RdFoxline DrStrehler Rd Dassel Ln OldSettlersRd Stieg R d Kalk RdMeister Rd Maple Hill Rd93rd Ave N Tessmer Rd Blue Bonnet DrJubertLn456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h CreekRushCreek South F o rk R u sh Creek SouthForkRu shC reek6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 5/27/2029 1/22/2023 1/22/2023 5/27/2029 12/13/22 4/27/2022 4/27/2022 5/27/2029 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\City wide maps\2040 Future Land Use.mxd Date: 10/27/2021 Time: 9:57:35 AM User: LPSRemote Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Municipal Boundary 2040 MUSA Future MUSA Expansion Area Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) Agenda Attachment Item: 8a7. Page 1 of 1 STAFF REPORT Agenda Item: 8b. City Council Meeting June 27, 2024 Prepared By Natalie Davis McKeown Topic Conservation Residential Ordinance Amendments (City File No. 24-012) Action Required Direction The Rural Commercial Subdivision survey closed as of 12:01 AM on Monday, June 17, 2024. Thirty-five participants responded. Staff will complete an analysis of the data collected and present the findings during the City Council meeting on June 27, 2024. Staff anticipates sharing the PowerPoint presentation prior to the meeting, including posting the information on the City’s website on the same landing page the survey was accessible. Staff will ask Council for further direction on how to proceed with updates regarding Rural Commercial after presenting the data. Page 1 of 5 STAFF REPORT Agenda Item 8c. City Council Meeting: June 27, 2024 Prepared By: Natalie Davis McKeown Topic: Heather Meadows 3rd Addition Open Space & Preservation Plat (OS&P), Conditional Use Permit (CUP), and Variance (PIDs 05-119-23-31-0001; 05-119-23-32-0001; 08-119-23- 22-0011) (City File No. 24-002) Action Required: Decision Review Deadline: August 1, 2024 1. Request The applicants, Mark and Markus Lee, propose an OS&P plat on 88.22 acres near Oakdale Drive and Heather Lane. The plat will result in 12 buildable lots ranging from 2.3 – 4 acres in size and 44.8 acres of open space to be preserved as farmland in two outlots. The request includes a CUP to allow for agriculture buildings on a lot of less than 10 acres that exceed the allowed footprint as well as thee variances from OS&P design standards and a setback requirement of 100’ for an agricultural structure. 2. Prior Council Review The City Council discussed this application at their regular meeting on May 21, 2024. During the meeting there was discussion regarding the requirements for OS&P plats and how this proposal fits within those standards. Significant emphasis was placed on the intention of the Figure 1 Site Location Page 2 of 5 subdivider to continue farming the outlot as well as the lack of recreational trails through this open space. The discussion was tabled to the June 27, 2024, meeting. Regarding the continued agricultural use of the open space, the OS&P standards specifically call this out as an objective of the OS&P and clarifies this is an acceptable use of proposed open space. - Section 940.020, Subd. 1(C): Preserve viable tracts of land for long-term agricultural use. - Section 940.050, Subd. 1(A)(2): Under an OS&P, land not used in the development may be retained by the owner and any successor in interest, subject to a covenant with the City that such land may not be developed until such time as urban sewer service is provided and at such time shall be subject to development standards with urban densities. Continued agricultural use shall be permitted until such time as sewer and water are available and orderly development occurs. Regarding recreational trails through the farmed open space, it is important to clarify that there are separate levels of compliance expected with the different types of design standards for OS&P plats. There are required dimensional standards in Section 940.040, Subd. 1(D). The application appears to comply with these standards (septic locations for Lot 1, Block 4 and Lot 1, Block 5 must be confirmed/approved as a condition of approval) except for the 100’ buffer that would be required along Oakdale Drive for Lot 1, Block 4 and Lot 1, Block 5. A variance is requested from this standard, and as a condition of approval staff proposes the applicant be required to plant the buffer to the extent possible (where there is not already existing vegetation) without creating a conflict with existing structures. There are 4 development design guidelines in 940.040, Subd. 1(E) applicable to all OS&P developments. The application meets all standards except for the standard that “All lots shall front a paved street, internal to the site,” as the two existing residences of Lot 1, Block 4 (the home of the applicant intending to farm the open space in perpetuity) and Lot 1, Block 5 front and directly access Oakdale Drive. The application includes a variance from this standard. Staff originally proposed removing one of the driveway accesses for Lot 1, Block 4, which currently has a U-shape driveway with two accesses directly on to Oakdale Drive as a potential condition of approval to minimize the extent of direct accesses on to Oakdale Drive. However, this was met with some opposition from the general public as well as the applicant as the U-shape better accommodates equipment and large semi-trucks that access the site on a fairly regular basis. The Planning Commission recommended not including this as a condition of approval, so there are no conditions tied to granting this variance currently proposed. This is discussed in detail in the original staff report. Page 3 of 5 The final set of design standards are the “design objectives” provided in 940.050, Subd. 1(F). The language for the design objectives does not state that developments shall be designed to achieve all objectives. Instead, the following language is used: Residential lots should be designed to achieve as many of the following objectives as possible: This is the category that “recreation open spaces” falls under. The applicant is very concerned about including recreational pathways through the open space as this will create a liability concern from conflict with pedestrian usage of the site, thick cropland, and heavy machinery used in the operations of the farm. There are inherent dangers of pedestrian use of the farmland, and it may be better to minimize the expectation of recreational use in this area. The example the applicant provided in discussions with staff is the potential for a child to run off the path while heavy machinery is being used where the child may not be easily visible to the operator. Staff agrees there are safety implications of requiring the applicant to provide trails within the open space considering the intended long-term use. With the use of the language “as many of the following objectives as possible”, staff finds it reasonable to conclude that this objective is not possible to satisfy with this proposal for the following reasons: 1. The open space is not intended as recreational space. 2. The intent to continue farming the open space creates a conflict with pedestrian safety and liability of the farmer. Staff believes the remaining design objectives are met or can be reasonably met with conditions of approval (e.g., a deed restriction for the ten new homes enforcing an architectural theme and/or requiring native vegetation with high wildlife conservation value to be used within the street right-of-way). In addition to the preliminary plat, the application includes a Conditional Use Permit (CUP) for agricultural structures on Lot 1, Block 4 and three variances to allow existing structures to remain on both Lot 1, Block 4 and Lot 1, Block 5. If the variances are not granted, the applicant would need to redesign the preliminary plat accordingly, but theoretically the variances are not necessary for a 12-lot subdivision on these parcels to move forward. If the plat needs to be redesigned, it may make sense to table the CUP to a July meeting for the applicant and staff to determine how redesigning the plat would impact the proposed CUP. If the CUP were not to be granted, the applicant would be required to remove all agricultural structures in excess of the underlying footprint limit of a 4-acre parcel. It may be helpful for the City Council to structure the discussion as follows: 1. The preliminary plat 2. The variances 3. The CUP Page 4 of 5 The staff report for the May 21, 2024, meeting is attached to this report for detailed review. However, an updated summary of the discussion items is below. Summary of Discussion Items 1. Preliminary Plat a. OS&P Design Objectives i. The City Council should review and discuss whether the proposal sufficiently meets the design objectives of the OS&P. 1. The Planning Commission recommended including a condition of approval that the public right-of-way be planted with native seed. 2. A condition of approval could be added that a deed restriction be applied to the 10 new lots to create a consistent architectural theme. a. This language would need to be added to the proposed resolution. 3. The applicant remains concerned and opposed to creating recreational pathways in the intended farmed open space lots. b. The existing septic site for Lot 1, Block 5 may be in conflict with the Engineering requirement for the eastern lot line to be moved to the west (staff highly recommends by at least 15’). The City Council should provide feedback on the two pathways forward outlined for the applicant should this prove to be true. i. Find two new suitable septic sites for Lot 1, Block 5 to be approved by Hennepin County. Remove the existing septic system. ii. Apply for a rezoning and preliminary planned unit development application to allow for deviations from the minimum lot standard and/or off-site septic. 1. This same option could also be applicable should an alternative suitable septic site for Lot 1, Block 4 and Lot 1, Block 5 cannot be found within the proposed lot boundaries. iii. The applicant is continuing to work through the septic requirements for Lot 1, Block 5 as well as Lot 1, Block 4 as of the week of June 17th. Further information is expected to be available for the June 27th meeting. 2. Variances a. An exemption from the OS&P requirement for a 100’ perimeter buffer zone for portions of the site abutting a public street. i. Does the City Council find the practical difficulties standard is satisfied? Page 5 of 5 ii. Does the City Council agree with the proposed condition of approval to plant the 100’ perimeter buffer where it will not conflict with structures? iii. Are there other conditions of approval to include that mitigate the impact of granting the variance? (For variances, there must be a clear nexus between conditions of approval and mitigating the impact of granting the variances). b. An exemption from the OS&P requirement that all lots must front a paved, internal street. i. Does the City Council find the practical difficulties standard is satisfied? ii. Does the Council agree with the Planning Commission and recommendation that the horseshoe-shaped driveway on Lot 1, Block 4 should remain? iii. Are there other conditions of approval to add to mitigate the impact of granting the variance? c. A 91’ setback for an agricultural structure where 100’ is required. i. Does the Council find the practical difficulties standard is satisfied? ii. Does the Council agree with the proposed condition of approval to plant the 91’ setback in accordance with the OS&P perimeter buffer requirement? iii. Are there other conditions of approval to add to mitigate the impact of granting the variance? 3. Conditional Use Permit a. Does the Council find the standards for a CUP have been met to allow agricultural structures in excess of the by-right footprint of a parcel less than 10 acres when it is adjacent to an actively farmed parcel under the same ownership? b. Are there other conditions of approval that should be added to mitigate the impact of granting the CUP? 3. Recommendation The Planning Commission and staff recommend approval of the following: 1. Resolution 2024-50 Approving the Preliminary Plat 2. Resolution 2024-51 Approving the Conditional Use Permit 3. Resolution 2024-52 Approving the Variances Attachments 1. Applicant Statement Regarding Open Space 2. Staff Report Dated May 21, 2024, Including Attachments (Resolutions Updated) Narrative Throughout the year we use heavy equipment (truck spades, tractors, combines ect) to plant, maintain and harvest trees and cash crop from our field. For safety and liability reasons we do not wish to allow individuals to use the open space for any reason. Children are not aware of the dangers of large farm equipment and wandering around the open space causes huge concern. Page 1 of 27 STAFF REPORT City Council Meeting: May 21, 2024 Prepared By: Natalie Davis McKeown Topic: Heather Meadows 3rd Addition Open Space & Preservation Plat (OS&P), Conditional Use Permit (CUP), and Variance (PIDs 05-119-23-31-0001; 05-119-23-32-0001; 08-119-23- 22-0011) (City File No. 24-002) Action Required: Decision Review Deadline: August 1, 2024 1. Request The applicants, Mark and Markus Lee, propose an OS&P plat on 88.22 acres near Oakdale Drive and Heather Lane. The plat will result in 12 buildable lots ranging from 2.3 – 4 acres in size and 44.8 acres of open space to be preserved as farmland in two outlots. The request includes a CUP to allow for agriculture buildings on a lot of less than 10 acres that exceed the allowed footprint as well as thee variances from OS&P design standards and a setback requirement of 100’ for an agricultural structure. 2. Background The plat consists of three existing properties. A residential parcel of 0.39- acres, an original farmstead of 52.06 acres, and a 35.04-acre parcel that was platted as Outlot A of Heather Meadows 2nd Addition in 1999. The farmstead has 5 development rights, and the existing Figure 1 Site Location Page 2 of 27 residential parcel of 0.39-acres has 1 implied development right. The City’s OS&P Plat allows for development rights to be increased (up to 200%) in exchange for half the acreage set aside as open space as well as other design standards, such as a paved public street with curb and gutter to serve the development. The original farmstead and Outlot A are both actively used for agricultural purposes, specifically tree and crop production. The farmstead includes a rural home in good condition with an attached garage and several outbuildings. A second dwelling built in the late 1800’s in need of restoration was demolished in 2022. The City Council reviewed a concept plan of this OS&P plat at their regular meeting on 7/14/2022. 3. Context Zoning and Land Use All three properties are guided Rural/Ag Residential and zoned Rural Residential (RR) with the Shoreland Overlay District touching the southeast portions of the existing Outlot A and 52-acre farmstead. The site is located outside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Surrounding Properties All surrounding properties are guided Rural/Ag Residential and zoned Rural Residential. The present use of the surrounding properties appears to be predominately residential. Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map does not identify any significant natural plant communities within the proposed site. A wetland delineation for the site was completed in September 2023. Seven wetlands were found on the site (see page 3). Rush Creek is nearby to the east of the existing farmstead and just south of existing Outlot A. The proximity to the creek is the reason why the shoreland overlay briefly touches both properties. It is also possible that there is floodplain on the site. Figure 2 Zoning Map Page 3 of 27 Prior Review The City Council reviewed a concept plan for this project (previously known as “Lee OS&P Sketch Plan” – City File No. 22-030) at their regular meeting on July 14, 2022. Discussion points on the concept plan included keeping two homes on a single lot (this resolved with demolition of one of said homes), an accessory structure footprint on one Figure 3 Wetland Delineation Page 4 of 27 lot that includes all the agricultural structures that will continue to be needed to farm the outlot, and the existing homes requiring a variance from a buffer requirement of the OS&P as well as from the standard that all lots shall front a paved street, internal to the site. The Parks and Trails Commission reviewed this item at their meeting on April 18, 2024. They recommended accepting park dedication per the staff recommendation: cash-in- lieu of land. The Planning Commission held a public hearing on this item at their meeting on May 2, 2024. Several members of the public spoke at the public hearing. Topics discussed by members of the public included: - Support for keeping the horseshoe driveway on Lot 1, Block 4 with two accesses on to Oakdale Drive. - Concerns about drainage and existing drain tile conditions on surrounding properties. - Establishing road easements now on Outlot A for eventual street connections to surrounding properties. o Alignment with existing easement off Hage Drive. - The affects of realigning the existing cul-de-sac on Heather Lane for the extension of Heather Lane, particularly to the homeowners that have a driveway on or near the existing cul-de-sac. - The proposed size of the residential lots. - The possibility for the outlots to be further developed if/when municipal sewer and water are available to the property. - Access for the two outlots. - Whether Heather Lane will be extended to eventually connect to County Road 19. The Planning Commission provided the following detailed recommendations: - Require the applicant to use native seed in the public right-of-way to meet an additional objective of the OS&P. - Staff suggested that a condition of approval for one of the variances could be to remove the second driveway access on Lot 1, Block 4 to minimize the number of direct driveway accesses on to Oakdale Drive in perpetuity. The applicant explained at the meeting that the western driveway is utilized most for agricultural vehicles coming to the site, and the eastern driveway is utilized more to access the residence. Additionally, the horseshoe shape of the driveway is helpful when large trucks are at the site so that they do not have to back-up on to Oakdale Drive. The Commission found it was safer for the western driveway access to remain and did not recommend removal as a condition of approval for the variance. Page 5 of 27 The Commission unanimously recommended approval (5-0) of the preliminary plat, CUP, and the three variances. 4. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Subdivision Ordinance, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached Engineering Memo. Approval conditions require compliance with the Memo. Public Safety reviewed the plat but did not have any comments. A. Level of City Discretion in Decision-Making The City’s discretion in approving or denying a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning ordinance. If the proposal meets these standards, the City must approve the preliminary plat. The City’s discretion in approving or denying a CUP is limited to whether the proposed plan is in substantial conformance with standards outlined in the City Code. If the proposal meets those standards, or can reasonably meet those standards with conditions, the City must approve the CUP. The City has a relatively high level of discretion in approving or denying a variance. The burden of proof is on the applicant to show the variance standards are satisfied. B. Preliminary Plat Development Rights The applicant proposes 12 lots where 6 development rights exist. In exchange for substantial preservation of open space, OS&P plats are allowed to develop in the RR district at 150% of the development rights if the development is served by a public street constructed per the rural street section. OS&P developments are granted 200% of the available development rights if the subdivision is developed with the urban street section. The street plan indicates compliance with the City’s urban street section (paved with curb and gutter). Lot Size and Standards The subdivision will create 12 lots for single-family homes as well as two outlots that will continue to be farmed as part of the applicant’s tree farm. There is an existing house, 9 accessory buildings totaling a footprint of over 8,000 square feet on proposed Lot 1, Block 4. These accessory buildings will be discussed further in the CUP portion of this analysis. There is an existing house on Lot 1, Block 5. The lot size is determined by the OS&P plat standards. There is no flat minimum lot size, but each single-family lot must be able to accommodate a primary and secondary septic site. There is a maximum lot size of 4 acres (twice the minimum lot area in the Page 6 of 27 RR district). The plat shows that the lot sizes ranges from 2.2- acres to 4-acres. For comparison, the standard minimum lot size in the RR is 2 acres. Primary and secondary septic sites are shown for the 10 lots located in the southwest portion of the site. The existing septic sites are shown for Lot 1, Block 4 and Lot 1, Block 5. However, these lots are also required to have a secondary septic site approved through Hennepin County. This requirement is included as a condition of approval which is included in the resolution. Assuming a suitable alternative site can be located for both lots, the proposed lot sizes will comply with the OS&P standard. If a suitable alternative site cannot be located, the lot boundaries must be adjusted accordingly. Open Space OS&P plats require a minimum of 50% of the gross land area to be dedicated in no more than 2 non-contiguous pieces to be preserved as open space. Of the required land preserved as open space, 50% must consist of upland. The entire site is 88.22 acres which would require at least 44.11 acres to be set aside as open space. Outlot A is 40.8 acres and Outlot B is 4 acres for a total of 44.8 acres of open space that will continue to be used for agricultural purposes for the foreseeable future. A total of 22.06 acres of this open space must be upland. The City adopted Ordinance No. 2023-510 on October 26, 2023, which defines upland as follows: Upland: land not classified as a wetland, a floodplain, below the 100-year ordinary high-water level, or a water body and is generally dry. Figure 4 Preliminary Plat Page 7 of 27 The exact amount of upland is not indicated on the plan set; however, it appears more than half of the open space is upland. A condition of approval is for the applicant to confirm the upland acreage of the open space meets or exceeds 22.06 acres. Ownership of Open Space Section 940.060, Subd. 1 list that the operations and maintenance of the open space must be handled through covenants to ensure continued operation at a reasonable standard. This section allows that the ownership of the common open space can be owned by one of the following: A. Dedicated to the public where a community-wide use would be anticipated; B. Subdivider’s ownership and control; or C. Homeowners Association (HOA) The applicant plans to retain ownership of the common outlots. The open space shall be protected by a deed restriction in favor of the City which will remain in place until such time that municipal sewer and water are available to serve the site. At such time, the open space may be developed in accordance with the urban regulations in place at that time. Until then, the restrictive covenant will prevent the outlots from being further developed or sold to someone without an interest in the neighborhood. The covenant will outline the following options regarding how the open space can be handled: 1. The open space outlots can be dedicated to the City (if the City accepts). 2. The open space outlots can be sold to the owner of Lot 1, Block 4. 3. The open space outlots can be dedicated to a HOA that comprises a majority of the homes within this development. 4. The open space outlots can be sold to a developer once municipal sewer and water are available. The restrictive covenant does not prevent the subdivider from renting the outlots to another farmer. However, if the agricultural structures on Lot 1, Block 4 are no longer being used in the operations of farming the outlots, then the footprint must be reduced to what is allowed by-right on the lot as they will no longer be able to satisfy the conditions of approval for the CUP. Staff notes that it would be very difficult for a HOA to be established years down the road and recommends that the applicant consider establishing an HOA prior to selling lots if there is a chance they will want to divest their rights in the land after ceasing agricultural operations in the future. Setbacks The following setbacks apply for this OS&P in the RR district: Setback Minimum Front (Other Roadway) 25’ Side 10’ Rear 25’ Page 8 of 27 All lots will be able to comply with the minimum required setbacks. The applicant confirmed all accessory structures on Lot 1, Block 4 are used for agricultural purposes. Agricultural structures have a 100’ setback from all property lines. Most of the structures will continue to be able to comply with this standard. However, there are two small structures on the east side of the property that are closer to a 50’ setback. Staff finds that these structures are legal, nonconforming as they pre-date the current Zoning Ordinance, and the east lot line is not changing because of this plat. Additionally, the northern most accessory structure on Lot 1, Block 4 is currently setback roughly 100’. However, with the plat, the half right-of-way (ROW) requirement for Oakdale is 40’. This will result in a setback for the structure of roughly 91’. Since the setback is changing because of the new front property line established as part of this plat, a setback variance will need to be approved for the building to stay in its current location. Buffer Zone Per the OS&P standards, a buffer zone of at least 100’ shall be provided at the perimeter of the developed area of the site abutting public streets. The buffer zone shall be thickly planted with native grasses, shrubs, and trees to minimize land use conflicts. This buffer would apply to Lot 1, Block 4 and Lot 1, Block 5. However, the existing structures on these lots prevent a 100’ buffer from being planted. The applicant requested a variance from this standard which is discussed in the Variance portion of this analysis. Well and Septic Figure 5 Zoom-in of Lot 1, Block 4 and Lot 1, Block 5 Page 9 of 27 As previously discussed, 10 of the 12 lots show a primary and alterative septic site for each lot. Alternative septic sites for the two lots with existing homes and systems must be confirmed as a condition of approval. All lots show a well location. The City received confirmation of preliminary approval of the septic sites from Hennepin County. The plat shows that each site will be served by a private well. These are subject to approval by the MN State Department of Health. OS&P Design Guidelines There are four design guidelines that are applicable to all OS&P developments: 1. All lots shall be clustered in a manner to create temporary open space that will be held in a covenant for future development at the time sewer is extended. Staff believes the proposed lot layout complies with this guideline. 2. The temporary open space shall be contiguous land, or adjacent to a similar classified property, in order to facilitate future development. The plan complies with this guideline. It appears it would be difficult to further develop Outlot B in the future at an urban density. However, Outlot B may be able to accommodate a single-family home in the future. Figure 6 Zoom-in Outlot B Page 10 of 27 3. A ghost plat shall be designed for all temporary open space areas at the same time as the Preliminary and Final plat is reviewed and approved. The ghost plats shall indicate future access, internal street network and connections, and future lot layout. A ghost plat was submitted for Outlot A. During the Engineering review, it was noted that the ghost plat shows future access from Oakdale Drive over the top of a ditch and wetlands. A condition of approval in the Engineering memo is to move the eastern lot line of Lot 1, Block 5 to allow for a permittable road in the future. Staff believes this lot line must be shifted at least 15’ to the west. The ghost plat should also be revised. Since the initial review for the Planning Commission, the applicant submitted revised plans showing the location of the existing septic site for Lot 1, Block 5. It is noted on the preliminary plat that the shown location was provided by the landowner. If it is determined that complying with the Engineering requirement will create a conflict with the actual location of the existing septic site, then the applicant will have two pathways forward to consider (the Council should provide feedback on their preferred route): 1. Find two new suitable septic sites (one primary and one alternative) for Lot 1, Block 5. Both locations must be approved by Hennepin County. The existing system must be removed. This option would be the cleanest in the long run and is preferred by staff. 2. Apply for and be granted approval of a rezoning and a planned unit development (PUD) plan to allow for a deviation from the minimum lot standards and the use of off-site septic. a. This is a requirement of the OS&P. Specifically, Section 940.030, Subd. 4 states the following: A Planned Unit Development (PUD) will be required for any application type that proposes a deviation from minimum lot standards and/or the use of off-lot septic or well or community septic or well. The way the OS&P section is written, it appears a variance for this type of request is precluded. b. The applicant should keep in mind this option will add additional cost and review time for the approval and review of their project as this would lead to three new application components that Page 11 of 27 must be processed (a rezoning, preliminary PUD plan, and a final PUD plan). Ultimately, the road will not be constructed until municipal services are available to the area, which means the septic system would be unnecessary at that time. Staff strongly recommends planning the lot lines now for the eventuality of the roadway rather than basing the lot lines on an existing septic system that would be expected to go away with the development of Outlot A and the construction of the roadway. The City Council should provide feedback on this topic. Figure 7 Ghost Plat 4. All lots shall front a paved street, internal to the site. Most of the lots satisfy this design guideline with the majority of the lots served by the extension of Heather Lane. However, the two existing homes on Lot 1, Block 4 and Lot 1, Block 5 will not front a street internal to the site since these lots have existing Page 12 of 27 driveway access directly on to Oakdale Drive. This will be discussed further in the variance portion of this analysis. OS&P Design Objectives In addition to the design guidelines above, residential lots should be designed to achieve as many of the following objectives as possible: 1. Arrange lots around a central focal point, such as: a. A central green, boulevard, or square. b. A physical amenity, such as a meadow, a stand of trees, a stream or water body, or some other natural feature. Six of the lots abut Outlot A and Outlot B which will be part of the tree farm. The tree farm will serve as the central focal point of the OS&P. 2. Locate lots such that at least 50 percent of the lots within a neighborhood abut open space, or other amenity, on at least one side. A local street may separate lots from open space. Six of the lots (50%) within the development will abut the farmed open space outlots on at least one side. 3. Preserve views from each building unit and from off-site vantage points to the maximum possible. The narrative notes that the extension of Heather Lane follows a ridge that will enable the proposed homes to overlook wetlands and perimeter tree stands. The open space is viewable from Oakdale Drive because Outlot A goes directly up to Oakdale Dr between Lot 1, Block 4 and Lot 1, Block 5. Additionally, half of the lots directly abut the open space. 4. Locate neighborhood recreational open spaces such that they are an integral part of the neighborhood, are suitable for the projected demographic makeup of residents, are at an elevation appropriate to their intended recreational use, have boundaries that are clearly defined and are accessible to all neighborhood residents from a public street or trail. Connect individual home sites with pedestrian corridors or sidewalks to larger open spaces and places of destination on-site and off-site. Open spaces should be accessible to pedestrians at roughly 1,200-foot intervals along public roadways. Pedestrian corridoes between lots shall be at least 50 feet in width and buffered from view of adjacent properties. The open space in intended to remain privately owned and utilized for agricultural purposes. It will not serve as a recreational space, and no other recreational spaces are proposed on- or off-site. This design objective does not appear to apply to this proposal. Page 13 of 27 5. Locate lots to preserve woodlands, farmland, or other natural features or character, including places of historic, archeological, or cultural value. Preserve natural resources as identified in the Comprehensive Plan to the maximum extent possible in a contiguous, connected configuration. Natural open spaces may include, but are not limited to, fields, wetlands, slopes, bluffs, woods, lakes, ponds, streams, shorelands, and other environmentally sensitive areas. Lots are located to preserve farmland to the maximum extent possible. No buildings are proposed within the shoreland area that touches Lots 3, 4, and 5 of Block 2 or Outlot A. The Comprehensive Plan does not identify any significant natural plant communities within the proposed site. According to the Natural Resource Inventory provided by the applicant, the limits of tree clearage will be minimal, and will be limited to what is required for the extension of Heather Lane. There are 7 wetlands on the property, and it does not appear any of these wetlands are proposed to be impacted by this development. The wetlands on the residential lots will be maintained with the required wetland buffers. Figure 8 Natural Resource Inventory Page 14 of 27 6. Providing covenants to create an architectural theme to include items such as landscaping, porches, side, or rear loaded or detached garages. A written narrative describing the architectural theme shall be provided with the preliminary plat. The proposal does not include an architectural theme. 7. Locates houses and garages such that the garages do not dominate the streetscape. The applicant has not provided any information about the homes. Staff encourage the applicant to keep this objective in mind as they finalize builders and building plans. Snout houses would not meet this objective. The plat shows the house pad. The house pads and lots seem big enough to be able to accommodate a garage without these garages dominating the streetscape. 8. Locate septic systems on the most suitable soils for subsurface septic disposal and in such manner as to provide for cost effective and least disruptive future connection of the wastewater treatment system(s) to urban service. Hennepin County preliminary confirmed the proposed septic sites for the 10 new lots meet their standards. A condition of approval is to have the primary septic sites confirmed for Lot 1, Block 4 and Lot 1, Block 5. An alternative site must also be approved by Hennepin County as a condition of approval. 9. Landscape common areas and street rights-of-way with native vegetation with high wildlife conservation value. The open space will be used primarily as a tree farm, so this standard does not seem to apply to the outlots in this proposal. The applicant shared their intention to seed ROW. However, additional detail has not been provided to ensure that they will be using a seed mix for native vegetation with high wildlife conservation value. The Planning Commission recommended this condition be added and is included in the attached resolution for the Preliminary Plat. The City Council should review and discuss whether the proposal sufficiently meets the design objectives of the OS&P Streets The applicant will dedicate additional ROW for Oakdale Drive. Two lots will be served by Oakdale Drive. The remaining 10 lots will be served by an extension of Heather Lane. A temporary cul-de-sac is required at the end of the proposed extension which will require a temporary cul-de-sac easement. The plans must be revised to show a minimum roadway width of 28’ face to face for the Heather Lane extension. This will allow for one-sided parking. The Engineering Memo explains the existing cul-de-sac on Page 15 of 27 Heather Lane should be removed, and the roadway should be extended through with the proposed development. The existing driveways and culverts should then be modified and extended as necessary. The applicant is responsible for working with the affected property owners to minimize disruption, and the applicant is also responsible for the cost of these improvements. Additional details of this process will be further pinpointed as the project moves forward with a final plat. The ghost plat for Outlot A shows that an additional north/south street can be accommodated to provide a connection to the east as well as connect to Heather Lane to the west. As stated previously, the eastern lot line for Lot 1, Block 5 must be shifted to the west to allow for a permittable road access in the future as implied on the ghost plat. This is a condition of approval for the development. Heather Lane is an existing roadway that is aging but should be able to support construction access. The Engineering Memo explains the City should document the condition of the roadway with high-definition video and photos prior to construction. Any localized damage attributed to the construction project should be corrected as part of the development. Wetlands A wetland delineation was completed in September 2023 which confirmed 7 wetlands within the project boundary. The plat does not propose filling any of these wetlands. These wetlands are subject to the Wetland Overlay District (Section 1050.010), which includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessment of known wetlands within the City. Wetlands not shown on this map are assumed to be of medium quality; however, there is a process to confirm wetland quality through Minnesota Rapid Assessment (MNRAM) methodology should the applicant decide wetland quality on the site needs to be re-evaluated. None of the wetlands within the project are shown on the City’s map, so all the wetlands will be treated as medium quality. Medium quality wetlands have the following buffer requirements: Wetland Buffer Average Width 25’ Wetland Buffer Width (Min.) 20’ Wetland Buffer Width (Max.) 40’ Structure Setback From Buffer 15’ Total Buffer and Setback (Average) 40’ Page 16 of 27 The preliminary wetland buffer plan shows wetland buffer widths that do not meet the minimum requirement of 20’ for the purposes of calculating the average buffer width. The minimum and maximum widths of each wetland buffer must be confirmed as a condition of approval. Wetland buffers are shown on the wetlands located within the two outlots. However, City practice allows outlots used for farming to defer the wetland buffers and monument signs until future development. In this instance, staff believe it makes sense to also require wetland buffers and monument signs be established, based on the prevailing ordinance at that time, if the farmed space is no longer used for agricultural purposes. A permanent wetland buffer monument shall be installed at each lot line where it crosses a wetland buffer, and where to indicate the contour of the buffer, with a maximum spacing of 200’ of wetland edge. The preliminary plat mostly complies with this standard except two additional signs are needed on the shared lot line between Lot 4 and 5 of Block 2. The preliminary wetland buffer plan indicates areas of undisturbed buffers as well as buffers that will need to be established. The areas marked as undisturbed are subject to an inspection by the City’s wetland specialist. If these areas do not meet the vegetation requirements for buffer strips, the plan will need to be updated accordingly. Further, additional detail is needed regarding the proposed vegetation/seeding to establish new wetland buffers, subject to approval by the wetland specialist. Shoreland Overlay District Figure 9 Wetland Buffer Plan Page 17 of 27 There is a small portion of the project that falls within the Shoreland Overlay district on Lots 3, 4, and 5 of Block 2 and Outlot A from a nearby stream. Since only a portion of these lots are subject to the Shoreland Overlay, the only standard that applies is the impervious surface maximum of 25% within the overlay. No structures are proposed within this area. These properties are not close enough to the 100-year ordinary high- water level to require shoreland buffers. These lots comply with the Shoreland Overlay district. Landscaping A landscaping plan was provided by the applicant which indicates 10 new trees will be planted on the 10 new lots. The landscaping plan must be revised to confirm compliance with Section 1060.070. This includes compliance with the minimum size requirements at the time of planting and confirmation that no more than 33% of any one tree species will be utilized. Finally, if a variance does not get approved to exempt the application from the 100’ buffer yard requirement for the OS&P, the landscaping plan must be revised to comply with this standard. The Engineering Memo requires a tree removal plan with the areas of trees to be removed clearly hatched. Lighting As part of the final plat, Public Safety will review the plat to determine if an overhead light at Heather Lane and Oakdale Drive is appropriate, as has been done with recent Figure 10 Shoreland Overlay District Page 18 of 27 rural developments. Lighting must comply with Section 1060.040 of the Zoning Ordinance. Drainage and Utility (D&U Easements) There is an existing perimeter D&U on Outlot A of Heather Meadows 2nd Addition. There are at least portions of this existing perimeter that will conflict with the new lot lines established for Lot 1, Block 3, and Lots 1 and 2, Block 2. An easement vacation with the final plat will correct this. A condition of approval requires the existing conditions survey to be revised to reflect this established perimeter easement. Blanket D&U easements are required over Outlot A and Outlot B. The plans indicate perimeter D&U easements on the lots and D&U easements over wetlands as possible. Additional D&U easements over stormwater ponding will be required per the Engineering Memo. Grading and Stormwater A number of detailed comments regarding grading and stormwater are provided in the Engineering Memo. The applicant is responsible for reviewing and complying with these comments. Parks and Trails The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. No parks or off-road trails are shown within the project boundaries. A proposed on-road trail is shown on Heather Lane and along Oakdale Drive. Figure 11 2040 Parks and Trails Map Page 19 of 27 No sidewalks are proposed or required for this rural development. The applicant will not be responsible for providing an on-road trail for Heather Lane and Oakdale Drive. A painted shoulder may be provided in the future as part of a larger road improvement project with the City. Park Dedication Estimation Park dedication will be handled entirely as cash-in-lieu of land. There are two existing lots/single-family homes today where 12 are now proposed. Each new lot (a total of 10 lots) will be required to pay park dedication fees per the fee schedule adopted at the time of final plat approval. The 2024 fee schedule provides the park dedication fee for single-family units is $5,954. The estimated park dedication due with the final plat is as follows: - 10 new single-family units x $5,954 = $59,540 C. Conditional Use Permit (CUP) Staff estimates that Lot 1, Block 4 has an accessory structure footprint exceeding 8,000 square feet. However, two structures will be removed, and the preliminary plat confirms the remaining footprint is proposed to be 7,428 square feet. Figure 12 Accessory Structure Footprint Page 20 of 27 One structure of less than 200 square feet is exempt from the footprint calculation, so one of the smaller sheds on the east side of the property of 192 square feet can be removed from the calculation. Therefore, the CUP would approve a total footprint of 7,236 square feet. While this footprint is allowed for agricultural uses, the proposed plat will split the buildings from the farmed land. The structures will remain on a 4-acre parcel with the house. Four-acre parcels are allowed an accessory structure footprint limit of 2,125 square feet. The applicant requests the ability to keep 7 of the 9 structures on the property to be utilized for the applicant’s ongoing agricultural operations and to maintain Outlot A and Outlot B. Section 1030.020, Subd. 4 (I) provides the following: Agricultural buildings in excess of the size limitations allowed by Subd. 4 (E) of this Section shall be allowed by conditional use permit on parcels that are located in the UR and RR district and are less than 10 acres in size, but are adjacent to actively farmed land under the same ownership or ownership by the landowner in a recognized legal relationship, shall be allowed subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations. The proposed use is in conformance with all City regulations. Most of the structures on this property will either meet a 100’ setback required for agricultural uses, or the proposed plat does not change the lot line where the structure is closer than 100’ (and is considered a legal, nonconforming use). A condition of approval of the CUP includes that the northern most structure must be granted a variance for a 91’ setback where 100’ is required in order for the structure to remain. If the variance is not granted, the structure must be moved to meet setbacks or removed altogether. The sidewall height of these structures is unclear, but these structures predate the current zoning ordinance requiring specific sidewall heights in the front, side, and rear yards. Since the change in lot lines for Lot 4, Block 1 does not change what is considered front yard, side yard, or rear yard, staff finds that sidewall heights more than 10’ in the side yard and 13’6” in the rear yard would qualify as legal, nonconformities and are permitted. The building materials of these buildings also pre-date the current zoning ordinance, and any materials that would not comply with the Zoning Ordinance are protected as legal, non-conformities. This property is located in the RR district and will be adjacent to actively farmed land that will remain under the same ownership. This property is eligible for the requested CUP. A condition of approval in the resolution for the CUP is that Outlot A must continue to be farmed and the accessory structures on Lot 1, Block 4 must continue to be used for agricultural purposes in the maintenance of Outlot A in order for the CUP approvals to remain valid. Should the agricultural use of Outlot A cease, the structures must be removed to be in compliance with the by-right accessory structure footprint. Page 21 of 27 However, flexibility is provided for some buildings to be used for personal uses as long as the footprint of the non-agricultural buildings does not exceed the by-right footprint for a 4-acre property. This is discussed further in the 5th standard discussed on the next page. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The application includes a certificate of survey. 3. The building material standards required by this Section have been met. Since these are pre-existing structures that pre-date the Zoning Ordinance, the building materials used are protected as a legal, nonconformity and may continue to remain. 4. The applicant provides proof of ownership as required above. Hennepin County’s Property Map confirms this property is owned by the applicant. The applicant confirms their intent for the Outlot to remain under their ownership as will Lot 1, Block 4. A condition of approval is for the owner of Lot 1, Block 4 to remain under the same ownership as Outlot A. 5. The agricultural building is used for agricultural purposes only. The applicant confirmed the agricultural buildings are used for agricultural purposes only. A condition of approval requires the applicant to sign an affidavit to certify this requirement as well. Flexibility is provided for some buildings to be used for personal uses as long as the footprint of the non-agricultural buildings does not exceed the by- right footprint for a 4-acre property. Any structure that is not used entirely for agricultural purposes (e.g., storage of recreational vehicles, storage of equipment for a non- agricultural business, etc.) will be considered a non-agricultural building and treated as a standard accessory building. Should the non-agricultural structures on the property exceed the by-right footprint for a 4-acre parcel, structures must be removed to be in compliance with the by-right accessory structure footprint. In addition to the CUP standards outlined specifically for this use in Section 1030.020, all CUPs are subject to the following review criteria outlined in Section 1070.020: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. This CUP will be in compliance with the Comprehensive Plan, and there is not a negative effect upon the Comprehensive Plan including public facilities and capital improvement plans. This land is guided for Rural/Ag, and the proposed agricultural structures in conjunction with an adjacent farmed outlot are consistent with the uses envisioned for this area. Page 22 of 27 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. Approving the requested CUP will enable the property owner to continue their farming operations, which includes a tree farm. This will preserve agricultural land in the Rual Residential area and will promote and enhance the general public welfare. Staff do not find reason to believe granting the CUP will be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding area. 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 or impair property values within the neighborhood. Granting the CUP will not be injurious to the use and enjoyment of surrounding property, nor negatively impact property values within the neighborhood, as these structures exist and are used regularly today. Additionally, two structures that are not currently utilized are proposed to be removed as a way to reduce potential impact in the future. 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. Granting the CUP will not impede the development of surrounding properties. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Public facilities are not required for the proposed conditional use. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. With the proposed conditions of approval, the use conforms with applicable regulations in the district. The portions of the structures that do not comply with the prevailing standards are protected as legal, nonconformities. G. The conditional use and site conform to performance standards as specified by this Chapter. With the proposed conditions of approval, the use and site conform with the applicable performance standards. D. Variance The application requires a variance from the following three variances: 1. An exemption from the OS&P requirement for a 100’ perimeter buffer zone for portions of the site abutting a public street. Page 23 of 27 2. An exemption from the OS&P requirement that all lots must front a paved, internal street. 3. A 91’ setback for an agricultural structure where 100’ is required. Section 1070.040 provides the following standards to review variance requests. 1. That there are practical difficulties in complying with the Zoning Ordinance. The League of MN Cities defines a three-factor test for the term “practical difficulties”: - The property owner proposes to use the property in a reasonable manner not otherwise allowed by the Zoning Ordinance. - The plight of the landowner is due to circumstances unique to the property and not created by the landowner; and - The variance will not alter the essential character of the locality. Section 1070.040, Subd. 2(B) of the Zoning Ordinance specifically calls out the last two factors as their own standards and will be discussed individually. Therefore, the City typically uses this first standard to focus on evaluating the “reasonableness” of the request. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. 3. That the granting of the variation will not alter the essential character of the locality. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. 5. The variance is consistent with the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of granting the variance. The applicant must show that these standards are satisfied with their request. The applicant’s narrative explains Lot 1, Block 4 and Lot 1, Block 5 are existing residences along Oakdale Drive, and they request the structures on these lots be allowed to remain. Staff believe it is helpful to keep in mind that the subdivider’s family lives in what will become Lot 1, Block 4, and they will continue to utilize the outlots for their farming operations. Further Lot 1, Block 5 will be taking a property that is only 0.39-acre today (which did not meet the minimum lot standards for the RR district) and will be adding land to that residence to make it a 3-acre lot. Staff Analysis on Variance #1: OS&P Buffer Zone of 100’: Staff agrees there is a practical difficulty for the existing residences to comply with this buffer requirement. If the variance were to be denied, this would force the subdivider’s family to demolish/move a fairly new house on their homestead as well as Page 24 of 27 remove/relocate an existing agricultural structure by 9’ that is relied upon in the operations of their farm. This would also require the well and house for Lot 1, Block 5 to be removed/relocated. Staff agree it is reasonable for existing residences to remain. The structures as pre-existing conditions of the site are fairly unique and are not a condition created by the current landowner. Since the lots and structures exist today in their current capacity, granting a variance from the buffer requirement will not alter the essential character of the locality. Arguably, the visibility of the agricultural structures is part of the rural character expected in this area. It is unclear why this requirement was adopted; however, it can be speculated this standard provides screening from denser development in the rural area. However, there will only be two residential lots visible from Oakdale Drive which are already visible today. The majority of the subdivision will not be visible from Oakdale Drive. Granting the variance would not conflict with the goal of the Comprehensive Plan for this area to remain rural with natural areas, planted fields, hobby farms, and large residential lots. While staff believe it makes sense to grant this variance, staff also recommend minimizing the extent of the variance granted. There are areas on both lots that would be able to accommodate a 100’ buffer yard as required by the OS&P. Staff recommends that the applicant be required to plant the buffer yard where it will not conflict with existing structures as a condition of granting the variance. This was affirmed with the Planning Commission’s recommendation and is included in the variance resolution. The landscaping plan is required to be updated accordingly. Staff Analysis on Variance 2: OS&P Requirement for All Lots to Front a Paved Street, Internal to The Site Again, the reasonableness of this request stems from the fact that these two lots have direct access onto Oakdale Drive today, and that access is requested to remain. The current residence on Lot 1, Block 4 cannot be easily served by the creation of a paved street internal to these two lots. The driveway for Lot 1, Block 5 is on the west side of the house, so there would also be practical difficulty in flipping the orientation of the driveway Figure 13 Aerial Image Showing Driveways Page 25 of 27 towards an internal street to the east. The lot access on Oakdale Drive is a pre-existing condition of the sites that is unique to these lots and was not created by the current landowner. Since direct access onto Oakdale Drive exists for these lots today, granting a variance to this OS&P standard will not alter the essential character of the locality. It is speculated this standard was adopted so that denser development was served by an internal roadway rather than having multiple driveways access on higher volume roadways and/or roads designed for lots with a minimum requirement of 200’ of road frontage (reducing the spacing of driveways). The existing driveway from Lot 1, Block 5 is more than 200’ away from the western most driveway on Lot 1, Block 4. Granting the variance would not conflict with the goal of the Comprehensive Plan for this area to remain rural with natural areas, planted fields, hobby farms, and large residential lots. The City could condition granting the variance on removal of one of the two driveways that serve Lot 1, Block 4 as a way to minimize the impact of granting the variance and reducing the number of driveways with direct access to Oakdale Drive. The Planning Commission did not recommend this as a condition of granting the variance as it was found that the current horseshoe-shaped driveway is safer for the large vehicles and trucks that regularly access the site so that these vehicles do not need to backup onto Oakdale Drive. This is not included as a condition of approval in the variance resolution. Staff Analysis on Variance 3: A 91’ setback for an agricultural structure where 100’ is required. The reasonableness of this request again relies on the argument that the northern most agricultural structure exists today and is relied upon by the subdivider in the operations of their farm. Moving the structure 9’ to comply with a 100’ setback creates a burden on the landowner when the location of the structure is not changing (it is just the amount of public ROW that will be changing with the plat). The pre-existing nature of the structure is unique, and the dedication of additional ROW is a requirement of the City on collector roads. While the applicant is pursuing this plat, they would gladly keep their northern lot line the same if it were allowed by the City. Since the agricultural structure exists today, granting a variance for a 91’ setback will not alter the essential character of the locality. It is speculated this standard was adopted to provide a buffer between residential lots and agricultural uses. A 91’ setback from the property line will still provide a majority of the required setback to provide separation from residential uses north of Oakdale Drive. Granting the variance would not conflict with the goal of the Comprehensive Plan to keep this area rural with agricultural uses as it will allow an existing farm to continue with minimal disruption. The City could condition granting the variance on planting the 91’ setback with the required buffer yard for OS&Ps as a way to screen the structure from Oakdale Drive. This condition was affirmed by the Planning Commission recommendation and is included in the variance resolution. Page 26 of 27 E. Summary of Discussion Items 1. Preliminary Plat a. OS&P Design Objectives i. The City Council should review and discuss whether the proposal sufficiently meets the design objectives of the OS&P. The Planning Commission recommended including a condition of approval that the public right-of-way be planted with native seed. b. The existing septic site for Lot 1, Block 5 may be in conflict with the Engineering requirement for the eastern lot line to be moved to the west (staff highly recommends by at least 15’). The City Council should provide feedback on the two pathways forward outlined for the applicant should this prove to be true. i. Find two new suitable septic sites for Lot 1, Block 5 to be approved by Hennepin County. Remove the existing septic system. ii. Apply for a rezoning and preliminary planned unit development application to allow for deviations from the minimum lot standard and/or off-site septic. 1. This same option could also be applicable should an alternative suitable septic site for Lot 1, Block 4 and Lot 1, Block 5 cannot be found within the proposed lot boundaries. 2. Conditional Use Permit a. Does the Council find the standards for a CUP have been met to allow agricultural structures in excess of the by-right footprint of a parcel less than 10 acres when it is adjacent to an actively farmed parcel under the same ownership? b. Are there other conditions of approval that should be added to mitigate the impact of granting the CUP? 3. Variances a. An exemption from the OS&P requirement for a 100’ perimeter buffer zone for portions of the site abutting a public street. i. Does the City Council find the practical difficulties standard is satisfied? ii. Does the City Council agree with the proposed condition of approval to plant the 100’ perimeter buffer where it will not conflict with structures? iii. Are there other conditions of approval to include that mitigate the impact of granting the variance? b. An exemption from the OS&P requirement that all lots must front a paved, internal street. i. Does the City Council find the practical difficulties standard is satisfied? Page 27 of 27 ii. Does the Council agree that the horseshoe-shaped driveway on Lot 1, Block 4 should remain? iii. Are there other conditions of approval to add to mitigate the impact of granting the variance? c. A 91’ setback for an agricultural structure where 100’ is required. i. Does the Council find the practical difficulties standard is satisfied? ii. Does the Council agree with the proposed condition of approval to plant the 91’ setback in accordance with the OS&P perimeter buffer requirement? iii. Are there other conditions of approval to add to mitigate the impact of granting the variance? 5. Recommendation The Planning Commission and staff recommend approval of the following: 1. Resolution 2024-50 Approving the Preliminary Plat 2. Resolution 2024-51 Approving the Conditional Use Permit 3. Resolution 2024-52 Approving the Variances Attachments 1. Resolution 2024-50 Approving the Preliminary Plat 2. Resolution 2024-51 Approving the Conditional Use Permit 3. Resolution 2024-52 Approving the Variances 4. Engineering Memo 5. Applicant Narrative 6. Plans 7. Public Comment City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 1 of 8 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “HEATHER MEADOWS 3RD ADDITION” ON THE PROPERTIES LOCATED NEAR OAKDALE DRIVE AND HEATHER LANE (PID 05-119-23-31-0001; 05-119-23-32-001; 08-119-23-22-0011) (CITY FILE NO. 24-002) WHEREAS, Mark and Markus Lee (“the applicant”) request approval of a preliminary plat to create 12 single-family lots and 2 outlots from three properties described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on January 22, 2024, with additional material received as of April 2, 2024, April 3, 2024, April 11, 2024, April 12, 2024, April 22, 2024, and April 29, 2024, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the variance for Lot 1, Block 4 and Lot 1, Block 5 to not front a paved street, internal to the site. The applicant shall comply with all conditions of approval. 3. The applicant shall comply with all requirements in the City Engineer Memo dated April 23, 2024. 4. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 5. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 2 of 8 e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i. The City’s wetland buffer specialist must inspect existing wetland buffers proposed to remain to confirm the existing buffers are undisturbed and in an acceptable condition. This must be completed prior to submittal of the final plat application. g. The minimum and maximum dimensions of all wetland buffers must be confirmed. h. Spacing between wetland buffer monument signs cannot exceed 200’. i. Two additional wetland buffer monument signs are needed on Wetland 3 where the buffer crosses the shared lot line of Lot 4 and Lot 5 of Block 2. j. Wetland buffer plantings and wetland buffer monument signs are deferred on Outlot A and Outlot B until the property is no longer farmed or is further developed, whichever comes first. The planting and sign requirement for these buffers will be based on the prevailing ordinance at such time. 6. Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 10 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails and parks that do not exist today as guided by the Comprehensive Plan. c. Cash-in-lieu of land will be used only for the acquisition and development of parks, recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. The code stipulates a dedication requirement of 5% of land for land guided at a density of less than 3 units an acre or an equivalent market value in cash, resulting in estimated park dedication fees of $59,540. 7. All homes must meet the minimum residential building standards outlined in Section 1030.030 and 1060.050, Subd. 1(B) of the Zoning Ordinance. 8. All residential lots must have a minimum of 2 parking spaces. 9. If a conditional use permit for Lot 1, Block 4 is not granted to allow an agricultural accessory structure footprint of 7,428 square feet, the plans must be revised to reduce the City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 3 of 8 footprint to the square footage allowed for accessory structures on a 4-acre lot per Section 1030.020, Subd. 4. 10. If a variance is not granted to waive the planted buffer requirement of 100’ on Lot 1, Block 4 and Lot 1, Block 5, the plans must be revised to show a buffer yard that complies with this requirement as outlined in Section 940.050, Subd. 1(D)(7). a. The preliminary plat must be revised to remove or relocate structures within the 100’ buffer. b. The landscaping plan must be revised to show the landscaping within the buffer area as required. 11. If a variance is not granted for a 91’ setback for an existing agricultural structure on Lot 1, Block 4, then the plans must be revised to indicate the building will be removed or relocated. 12. The previous perimeter drainage and utility easement on Outlot A of Heather Meadows 2nd Addition must be vacated with the final plat to allow for new perimeter drainage and utility easements to be established based on the proposed lot lines. 13. Well locations are subject to approval by the Minnesota Department of Health. 14. A preservation, restoration, and management plan for the open space shall be submitted with the final plat. 15. Outlot A and Outlot B will be protected by a restrictive covenant in favor of the City that will remain in place until such time that municipal sewer and water are available to serve the site. The covenant will outline the following options in how the open space can be owned until municipal services are available: a. The open space outlots can be dedicated to the City if accepted by the City. b. The open space outlots can be sold to the owner of Lot 1, Block 4. c. The open space outlots can be dedicated to a Homeowners Association that comprises a majority of the homes within this development. d. The open space outlots can be sold to a developer once municipal sewer and water are available. 16. The applicant must use a native seed mix for all public rights-of-way. 17. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 4 of 8 i. The eastern lot line of Lot 1, Block 5 shall be moved to the west per the Engineering Memo to allow for a future permittable road connection from Oakdale. 1. The final lot line location for this lot shall be approved by the City Engineer. It is expected that the lot line must be moved at least 9’ to the west. 2. The ghost plat shall also be revised accordingly. 3. Should it be determined that this requirement creates a conflict with the actual location of the existing septic system, the applicant has two options: a. Identify two new suitable septic sites for this lot to be approved by Hennepin County and remove the existing system as part of the required site improvements for the plat. b. Apply for and be granted approval of a rezoning and a planned unit development (PUD) plan to allow for deviation from the minimum lot standards and the use of off-site septic. ii. An alternative septic site must be shown and approved by Hennepin County for Lot 1, Block 4 and Lot 1, Block 5. 1. If a suitable alternative septic site cannot be found within the proposed lot boundary, the applicant must either: a. Adjust the boundary for the affected lot(s); or b. Apply for and be granted approval of a rezoning and a planned unit development (PUD) plan allowing for deviation in minimum lot standards and/or off-site septic. iii. The upland acreage of the open space outlots (defined as gross acres minus wetlands, floodplains, land below the 100-year ordinary high-water level, and any water bodies) must be confirmed to meet or exceed 22.06 acres. iv. The minimum, maximum, and average width of each wetland buffer shall be provided. v. Show two additional wetland buffer monument signs on Wetland 3 where the buffer crosses the shared lot line of Lot 4 and Lot 5 of Block 2 as required by Ordinance. b. Revise the preliminary plans to satisfy the Engineering Memo. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 5 of 8 i. This includes providing a formal Tree Removal Plan. c. Revise the preliminary landscaping plan to confirm compliance with Section 1060.070. i. Minimum size at the time of planting. ii. Indicate tree species. No more than 33% of the planted trees can be of the same species. iii. Indicate use of a native seed mix for planting in the public rights-of-ways. d. Revise the existing conditions survey to reflect the existing perimeter drainage and utility easement on Outlot A of Heather Meadows 2nd Addition. 18. The final locations for street lighting will be approved by Public Safety and the City Engineer. a. If required, the applicant shall provide specifications that demonstrate compliance with Section 1060.040 (Lighting) of the Zoning Ordinance. 19. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, floodplain, and outlots. 20. Drainage and utility easements shall be provided along the perimeter of all units. 21. A temporary cul-de-sac easement and agreement for the proposed cul-de-sac at the end of Heather Lane must be recorded with the final plat. 22. The applicant is responsible for the cost of modifying and extending the existing driveways and culverts along Heather Lane as found to be necessary to extend the roadway. a. The applicant is expected to work with affected property owners to minimize disruptions. b. The applicant is responsible for correcting any localized damage to the existing portion of Heather Lane that is attributed to the construction project. 23. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 24. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 25. The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 6 of 8 26. If a Homeowners Association is to be created, the applicant shall provide copies of the Homeowner’s Association Documents/Covenants for City review as part of the final plat application. 27. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 28. All landscaping in rear yards and common areas shall be planted and inspected by the City within one year of issuance of a building permit unless an alternative timeline is approved by the City. 29. Trees in the front yard shall be planted prior to issuance of certificate of occupancy unless an alternative timeline is approved. 30. Parking shall be permitted on one side of local streets and shall be signed in accordance with City standards. 31. Sign permits will be required prior to construction of any signs, temporary or permanent. 32. The final plat shall address all conditions of approval. 33. Prior to release of final plat for recording, the applicant shall enter into the following: a. A Development Contract to provide a financial guarantee to protect the work. b. A stormwater maintenance agreement. c. A temporary cul-de-sac easement and agreement. 34. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 7 of 8 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-50 Page 8 of 8 ATTACHMENT A Outlot A, HEATHER MEADOWS, Hennepin County, Minnesota, according to the recorded plat thereof. AND The East Half of the West Two-Thirds of the Southwest Quarter of Section 5, Township 119, Range 23, Hennepin County, Minnesota. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-51 Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR AN AGRICULTURAL ACCESSORY STRUCTURE FOOTPRINT ON A 4-ACRE PARCEL NEAR OAKDALE DRIVE AND HEATHER LANE (PID 05-119-23-31-0001) (CITY FILE NO. 24-002) WHEREAS, Mark and Markus Lee (“the applicant”) request approval of a preliminary plat for 12 residential lots and 2 outlots on property described as follows: See Attachment A WHEREAS, the applicant also requests approval of a conditional use permit to allow an accessory structure footprint of 7,236 square feet on a 4-acre property to be subdivided into Lot 1, Block 4 of Heather Meadows 3rd Addition; WHEREAS, the 4-acre parcel will be directly adjacent to an actively farmed outlot under the same ownership; WHEREAS, the Planning Commission reviewed the conditional use permit request 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 it should and hereby does approve the conditional use permit request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application materials received by the City on January 22, 2024, with additional materials received as of April 2, 2024, April 3, 2024, April 11, 2024, April 12, 2024, April 22, 2024, and April 29, 2024, except as amended by this resolution. 2. A conditional use permit is approved to allow an accessory structure footprint of 7,236 square feet to facilitate the farming operations of Outlot A and Outlot B of Heather Meadows 3rd Addition based on the finding that the following conditional use permit standards in Section 1030.020, Subd. 4(I) have been satisfied. a. The proposed use shall be in conformance with all City regulations. i. If a variance is not granted to allow a 91’ setback for the northern most agricultural structure on Lot 1, Block 4, the structure must be removed or relocated to meet the required setback. ii. The setback from the east property line and sidewall height of the structures are accepted as legal nonconformities. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-51 Page 2 of 5 b. A certificate of survey was submitted that identifies all existing structures on the site. c. The building material standards required by the Zoning Ordinance have been met. Where building materials do not satisfy the Zoning Ordinance, these are accepted as legal nonconformities. d. The applicant shall provide proof that ownership of Lot 1, Block 4 and Outlot A of the Heather Meadows 3rd Addition plat continues to remain under the same ownership after the final plat is recorded. i. A restrictive covenant required as part of the plat will restrict sale of the farmed outlots. e. The agricultural buildings are used for agricultural purposes only. i. The applicant can use some accessory structures for non-agricultural uses as long as the footprint of the non-agricultural buildings does not exceed the by-right accessory structure footprint for a 4-acre parcel of 2,125 square feet, per Section 1030.020, Subd. 4. 1. Accessory structures in excess of the by-right footprint can only be used for agricultural purposes. 2. Any structure that is not entirely used for agricultural purposes will be considered a non-agricultural structure. a. Even if some portions of a structure are used for agricultural purposes, the entire footprint of the building will be calculated in determining compliance with this standard if portions of the building are utilized for non-agricultural purposes. 3. The following conditional use permit standards in Section 1070.020 are satisfied: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The land is guided for Rural/Ag Residential, and the proposed agricultural structures to serve an adjacent farmed outlot is consistent with the uses envisioned in this area. 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. Granting the conditional use will enable the property owner to continue their farm operation which will preserve agricultural land in the Rural Residential area. 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 or impair property values within the neighborhood. These structures exist City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-51 Page 3 of 5 and are used regularly today. Two structures that are not currently utilized are proposed to be removed to reduce potential impact in the future. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. e. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Conditions of approval will ensure compliance with this standard. Portions of the structures that do not comply with the prevailing standards are protected as legal nonconformities. f. The conditional use and site conform to performance standards of the Zoning Ordinance. Conditions of approval will ensure compliance with this standard. 4. The agricultural structures must continue to be used for agricultural purposes only in conjunction with agricultural operations on Outlot A of Heather Meadows 3rd Addition. a. Should the agricultural use of the buildings and/or Outlot A of Heather Meadows 3rd Addition cease, the accessory structure footprint must be reduced to 2,125 square feet. 5. The two existing structures indicated for removal on the preliminary plat shall be removed. 6. Outlot A of Heather Meadows 3rd Addition shall remain under the same ownership of Lot 1, Block 4 of Heather Meadows 3rd Addition. 7. The applicant must sign an affidavit that states all structures in excess of the by-right footprint are used for agricultural purposes only. 8. None of the structures can be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 9. None of the structures can be used as an Accessory Dwelling Unit unless the applicant applies for approval and such approval is granted. 10. Prior to release and close out of the escrow account, the applicant must complete the following: a. The approving resolution must be recorded at Hennepin County. b. The applicant must provide proof of recording to the City. c. The applicant must remove the two buildings identified for removal. i. A final inspection must be completed by the City to confirm removal and stabilization of the land. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-51 Page 4 of 5 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mar Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-51 Page 5 of 5 ATTACHEMENT A Outlot A, HEATHER MEADOWS, Hennepin County, Minnesota, according to the recorded plat thereof. AND The East Half of the West Two-Thirds of the Southwest Quarter of Section 5, Township 119, Range 23, Hennepin County, Minnesota. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-52 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING THREE VARIANCES FOR “HEATHER MEADOWS 3RD ADDITION” ON THE PROPERTIES LOCATED NEAR OAKDALE DRIVE AND HEATHER LANE (PID 05-119-23-31-0001; 05-119-23-32-001; 08-119-23-22-0011) (CITY FILE NO. 24-002) WHEREAS, Mark and Markus Lee (“the applicant”) request approval of a preliminary plat for 12 residential lots and 2 outlots on property described as follows: See Attachment A WHEREAS, the applicant also requests approval of three variances from a setback requirement and underlying open space and preservation plat standards; WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for three variances subject to the following findings and conditions; 1. The requested variance from Section 940.050, Subd. 1(D)(7) to exempt Lot 1, Block 4 and Lot 1, Block 5 from the 100’ buffer requirement along Oakdale Drive is approved based on the following findings: a. That there are practical difficulties in complying with the Subdivision Ordinance. Both lots have existing structures within the required 100’ buffer yard. It is reasonable for the existing structures to remain in their current location. b. That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. c. That the granting of the variation will not alter the essential character of the locality. The structures exist today in their current capacity. The visibility of agricultural structures is part of the rural character expected in this area. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. This standard was adopted to provide screening from denser development within the rural area. There will only be two residential lots visible from Oakdale Drive, and these lots are visible today. The majority of the subdivision will not be visible from Oakdale Drive. e. The variance is consistent with the Comprehensive Plan. The variance does not conflict with the intent for this area to remain rural with natural areas, planted fields, hobby farms, and large residential lots. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-52 Page 2 of 4 f. The City may impose conditions on the variance to address the impact on the variance. i. The applicant must revise the landscaping plan to plant the required buffer on Lot 1, Block 4 and Lot 1, Block 5, where such buffer will not conflict with existing structures. 2. The requested variance from Section 940.050, Subd. 1(E)(4) to allow Lot 1, Block 4 and Lot 1, Block 5 to front a paved street that is not internal to the development is approved based on the following findings a. That there are practical difficulties in complying with the Subdivision Ordinance standard. Both lots have existing direct access to Oakdale Drive. The existing driveways and house locations were constructed based on this access. It is reasonable to request direct access remains. 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 are not a condition created by the existing landowner. The established access is a pre-exiting condition unique to the site. c. That the granting of the variation will not alter the essential character of the locality. The access on to Oakdale Drive for these lots exists today. d. The proposed variance is in harmony with the general purposes and intent of the ordinance. It is speculated this standard was adopted so that denser development was served by an internal roadway rather than having multiple driveways access a road designed for lots with a minimum requirement of 200’ of road frontage to reduce the spacing of driveways. The existing driveway from Lot 1, Block 5 is more than 200’ away from the western most driveway on Lot 1, Block 4. e. The variance is consistent with the Comprehensive Plan as a deviation does not conflict with the goal for this are to remain rural with natural areas, planted fields, hobby farms, and large residential lots. f. The City does not find it necessary to impose conditions on this variance request to address the impact of the variance. 2. The requested variance for flexibility from Section 1030.020, Subd. 3(E)(1)(d) to allow a 91’ setback for an agricultural structure is approved based on the following findings: a. That there are practical difficulties in complying with the zoning ordinance. The northern most agricultural structure on the property exists today and is not proposed to be moved. Moving the structure 9’ to comply with a 100’ setback creates an unnecessary burden on the landowner when the change in setback is the result of additional right-of-way provided to the City for Oakdale Drive. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-52 Page 3 of 4 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 was not created by the landowner. The pre-existing nature of the structure is unique, and the additional right-of-way requirement is not the fault of the landowner. c. That the granting of the variation will not alter the essential character of the locality. The agricultural structure exists today and is an expected use that fits with the character of the locality. d. The proposed variance is in harmony with the general purposes and intent of the ordinance. It is speculated the large setback was established to provide separation from residential and agricultural uses. A 91’ setback is still a large separation to meet the intent of the ordinance. e. The variance is consistent with the Comprehensive Plan as a setback of 91’ does not interfere with the desire to encourage rural/agricultural uses in this area. Granting the variance will allow an existing farm to continue operations with minimal disruptions. f. The City may impose conditions on the variance to address the impact on the variance. i. Where it will not create a conflict with the building, the 91’ setback should be planted with the required buffer yard required for the open space and preservation plat to provide screening along Oakdale Drive. 3. The applicant is required to record this resolution with the Hennepin County’s Recorder’s Office and provide proof of recording to the City. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-52 Page 4 of 4 ATTACHMENT A Outlot A, HEATHER MEADOWS, Hennepin County, Minnesota, according to the recorded plat thereof. AND The East Half of the West Two-Thirds of the Southwest Quarter of Section 5, Township 119, Range 23, Hennepin County, Minnesota. Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Heather Meadows 3rd Addition Date: April 23, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Preliminary Plans – Heather Meadows 3rd dated 04/02/2024. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. In addition to engineering comments, the proposed plans are subject to review by planning, zoning, and land-use and shall meet other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of Oakdale Drive or Heather Lane without the City’s permission. Should any lane restrictions be necessary, the Contractor shall notify the City at least 7 days in advance and provide a Traffic Control Plan. 5. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 6. Review missing icons and hatches in Sheet 3 Legend. 7. Incorporate 2024 Corcoran standard detail plates in construction plan set. Plat: 1. Clarify easement linework on back half of Lot 4 Block 2. 2. ROW dedication along Oakdale shown as a 50’ half ROW. ROW dedication for collector street is typically 40’ half ROW with 10’ of D&U easement. 3. 66’ stub for ROW connection to Oakdale is shown directly over wetland and drainage ditch. Wetland permitting will require avoidance which will likely obstruct permitting this access location. Shift ROW location and access to it can be permitted and constructed at future date. 4. Label ROW on sheet 4 as 66’ ROW. 5. Drainage and utility easement required over entirety of all outlots and Pond HWL; Show line on plans identifying the limits of the HWL. Easement should be far enough from the HWL to allow for construction tolerances so constructed HWL does not end up outside of easement. April 23, 2024 Heather Meadows 3rd Kevin Mattson, City of Corcoran Page 2 of 4 Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Provide erosion control plan and restoration plan for review with final plat. Transportation 1. The proposed development is adding an additional 9 residential homes by the extension of an existing rural residential roadway. 2. The existing intersection of Heather Lane and Oakdale Drive operates adequately today with clear and safe sightlines in either direction. The addition of 9 residential homes on this rural roadway would not require turn lane improvements on Oakdale Drive as the City has typically required 20-new homes, or the equivalent there of, to require turn lane improvements of the development. 3. Heather Lane is approximately 25 years old and was constructed at the time of the Heather Meadows 2nd addition. The roadway is showing signs of aging with some transverse and longitudinal cracking, however appears to be in an adequate structural condition for its age. The roadway should be able to structurally support being used as the access to the construction project, with construction vehicles abiding by 10-ton weight restrictions. The City should document the condition of the roadway with high-definition video and photos prior to construction which can be reviewed post construction. Any localized damage attributed to the construction project should be corrected by the development. 4. Update roadway width to be a minimum of 28’ face to face to allow for one sided parking. 5. Reference Corcoran standard detail for temporary cul-de-sac radius and remove the bituminous wings. 6. Existing cul-de-sac should be removed, and roadway extended through with proposed development. Existing driveways and culverts should be modified and extended as necessary. 7. The proposed roadway will operate as a significantly long cul-de-sac under the current condition. The roadway is being extended to the property line so it can be looped when future development occurs to the west. As this area is not in the MUSA the timing of that is unknown. 8. Public safety should review to determine if an overhead light at Heather Lane and Oakdale Drive is appropriate, as has been done with recent rural developments. 9. Include line work for street drain tile clean-out locations on storm sewer plans for final plat review. Site Plans 1. The existing and proposed drainage and utility easements shown shall be clearly labeled on all plan drawings. The wetland buffer zones shall also be clearly identified and labeled. 2. Include 12’ pond access route for Dry Pond on Block 1 Lot 2. 3. Provide a tree removal plan with the areas of trees to be removed clearly hatched. 4. A small, farmed upland piece is located to the northwest of the plat. Confirm if farmed land will be accessible through Outlot B. Grading /Stormwater 1. The Construction Plans shall identify if any existing vegetation is planned to be utilized with the buffer so they can be reviewed by the City for approval. o It is assumed that all wetland buffers will be established with the project. April 23, 2024 Heather Meadows 3rd Kevin Mattson, City of Corcoran Page 3 of 4 o A buffer establishment plan shall be provided noting the details on how and when the buffer will be planted as well as a plan and schedule for the maintenance to ensure they are properly established. The establishment plan shall identify specific seed mixes with the type and rates at which the mixes shall be applied. 2. Any retaining walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the City. 3. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the City Engineer. 4. Individual lot exhibits showing grading, driveway slopes, house elevations, and culverts within the ditch meeting Corcoran standard detail STO-15 shall be submitted at final plat. 5. A mapped FEMA floodplain is just adjacent to the southern edge of the development. The grading plans shall identify the floodplain elevations and any low areas which are below the adjacent flood elevation. The plans should then show any proposed mitigation of floodplain volume within the site. Stormwater 1. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 2. Provide MIDS or a similar calculation to demonstrate that the site meets the total phosphorous and total suspended solids reduction standards for all treatment practices. 3. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity at the time of final plat. 4. Provide rational method drainage map for individual inlets. 5. Show NWL and HWL level for all wetlands on all plan sheets. 6. Model Wetland 5 and Wetland 6 in HydroCAD to establish low floor elevation. 7. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. 8. Provide profile views for all storm sewer to be installed for final plat review. 9. The wetland buffer signage shall also be clearly identified and labeled. There appear to be missing signs around Wetland 5 and Weland 6. 10. Provide scale bar and north arrow on existing and proposed drainage figures. 11. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces including wetlands if water is collected. 12. All stormwater ponds require a 10:1 safety bench. 13. Show labels and details for trash guards and rip rap on construction plans for final plat review. 14. Provide a minimum of 0.5’ of drop between the incoming tile line and the outlet pipe within the OCS. 15. Correct STO-17 detail Section A-A elevations to match the elevations shown in the model. 16. Starting water surface elevation of Pond 2 in the model must start at the constructed weir wall elevation of 970. 17. Show the primary 15” outlet for Pry Pond on construction plans. 18. Provide NWL, EOF elevation and EOF flow path for dry pond located in Block 2. 19. Provide a minimum separation of 1’ from the HWL to the EOF and an additional 1’ from the EOF to top of berm. Plans show stormwater pond 2 and dry basin do not meet these requirements. April 23, 2024 Heather Meadows 3rd Kevin Mattson, City of Corcoran Page 4 of 4 Watermain/Sanitary Sewer 1. Hennepin County shall review and approve of all septic locations. At time of grading, septic sites shall be clearly marked to ensure septic sites are kept viable. 2. Wells to be reviewed and approved by MDH at time of well permitting. End of Comments NARRATIVE HEATHER MEADOWS 3RD ADDITION LOCATION: 22901 Oakdale Drive, Corcoran, MN 55374 PID 05-119-23-33-0001 CONTACT INFORMATION: Owner: Markus Lee, Mark Lee 22901 Oakdale Drive Corcoran, MN 55374 763-350-3290 (Markus) 612-599-9294 (Mark) markus@leestreefarm.com Leebluewater@yahoo.com Engineer & Land Surveyor: Otto Associates, Inc. Paul Otto 9 West Division Street Buffalo, MN 55313 (763)682-4727 paul@ottoassoicates.com SITE DATA: Area: 88.22 acres Number of Lots: 12 Development Type: Open Space & Preservation Construction: Summer 2024 – Fall 2024 (wear course in 2025) DEVELOPMENT DESCRIPTION: The development proposes to preserve two large outlots for farming activities that will be owned by the current owner. It is anticipated that these will be future residential lots. Six of the twelve proposed lots are adjacent to the outlots. Only one lot is proposed adjacent to the existing Heather Meadows development in order to provide buffer from the new homes. The nearest proposed home is approximately 400’ away from the existing home. The street follows a ridge such that the proposed homes overlook wetlands and perimeter tree stands. It will be constructed as a single phase. Two existing homesteads are being platted into lots along Oakdale Drive. The existing outbuildings will be preserved with the exception of 2 buildings to be removed within Lot 1 Block 4. Buildings have been identified by Markus and city representatives during an onsite visit. UTILITIES: Individual septic systems and wells are proposed. LOT 1, BLOCK 4: This lot will remain under the same ownership as the actively farmed outlot. The Accessory Structures will remain with the exception of two buildings to be removed that have been specified during an onsite visit with city representatives and Markus Lee. Variance: Since the lots platted along Oakdale Drive aren’t new but rather the existing homesteads are being preserved, we are requesting a variance from the buffer standard. Conditional Use Permit: We are requesting a conditional use permit to continue to operate Lot 1 Block 4 under current Ag status. Lee’s Tree Farm (owned by Markus and Mark Lee) currently uses Lot 1 Block 4 and outlots as a staging area to grow, maintain and harvest trees. We are currently a tree farm and plan to continue growing trees in both out lots. Areas of the out lots that are not planted into trees will be planted into some sort of Ag crop. If Farming stops outbuildings on Lot 1 Block 4 will be removed and Lot 1 Block 4 will conform to current rural residential standards. There will be no impact to adjoining properties. We have been using this property to Farm trees for 3 years and plan to continue normal operations. There will be very little or no change to how it is currently being used. Under current Ag status we are able to successfully operate our farm and wish to keep current Ag status inclusive with the CUP. Tree Preservation Plan: There will be very minimal tree removal during this project. There is a current row of trees (wind break) running east and west that the road will have to go through. Very few trees will need to be removed during construction. Landscape Plan: Each Lot will have a minimum of one tree planted. Tree will be at least 2’’ caliper. HOMEOWNER’S ASSOCATION (HOA): There will be no HOA unless required by city. Covenants: We will not have any covenants that exceed current city requirements. Oakdale DriveRUSH CREEK LAOutlot B112123456Outlot A142Heather LaneOakdale Drive71315Heather LnRUSH CREEK LANNVicinity MapSHEET 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.comHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN PRELIMINARY PLAT 22-017701-16-2415Feet0100200PRELIMINARY PLAT OFHEATHER MEADOWSTHIRD ADDITION Outlot B112123456Outlot A142Heather LaneOakdale Drive71315Heather LnRUSH CREEK LAOakdale DriveRUSH CREEK LANNVicinity MapSHEET 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.comHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN PRELIMINARY PLAT 22-017701-16-2416Feet0100200PRELIMINARY PLAT OFHEATHER MEADOWSTHIRD ADDITION Outlot B 1 1 2 1 2 3 456 Outlot A 1 4 2 Heather Lane Oakdale Drive 7 1 3 1 5 Heather LnRUSH CREEK LA N 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.comHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN PRELIMINARY WETLAND BUFFER PLAN 22-017701-16-2425Feet060120 Heather LaneHeather LnOutlot B1212345612713SHEET 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.comN 22-017701-16-2435PRELIMINARY STREET GRADING& EROSION CONTROL PLANHEATHER MEADOWS THIRD ADDITIONMark LeeCorcoran, MNFeet060120 HEATHER LANEOutlotB121234561213Heather Lane Heather Ln01-16-24PRELIMINARY STREET PLAN HEATHER LANESTA 0+00 TO STA 10+00HEATHER MEADOWS THIRD ADDITIONMark LeeCorcoran, MN22-0177SHEET 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.com45N Feet050100I hereby certify that this plan, specification, or report was preparedby me 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: HEATHER LANE1 2 1 2 3 4 5 6 1 2 7Heather Lane01-16-24PRELIMINARY STREET PLAN HEATHER LANESTA 10+00 TO STA 16+18HEATHER MEADOWS THIRD ADDITIONMark LeeCorcoran, MN22-0177SHEET 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.com55NFeet050100I hereby certify that this plan, specification, or report was preparedby me 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: Oakdale Drive RUSH CREEK LA N Feet0100200SHEET 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.comHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN RESOURCE INVENTORY 22-017701-16-2411 Heather LnHeather LaneOakdale Drive 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21222324 25 26 27 28 1 1 1 1 1 2 2 2 2 3 3 3 3 4 4 4 4 5 5 5 5 6 6 6 6 7 7 7 7 8 8 9 9 10 10 11 11 12 12 13 13 14 14 15 15 16 16 17 17 18 18 19 19 20 20 21 21 22 23 2 3 4 5 29 891011 6 1 Project No. Revised:Checked By: Requested By: Date:Drawn By:Scale: Engineers & Land Surveyors, Inc. 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.comdenotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument found 4-19-22 Mark Lee T.R.K.1"=150'P.E.O. I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ Ghost Plat N N Vicinity Map Feet 0 150 300 This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. From:Daniel Buchholtz To:Natalie Davis Subject:Heather Meadows 3rd Addition Date:Tuesday, April 23, 2024 12:18:31 PM Natalie, My name is Daniel Buchholtz and I live at 23153 Meadowview Dr. I received the public hearing notice for Heather Meadows 3rd Addition and I have some questions. 1. What landscaping is being proposed for Outlot B. Will there be trees planted along the west property line of Outlot B to screen the new development? 2. There is open space being preserved, presumably Outlot A, that will provide a density bonus for this development. Is that open space secured by a permanent easement? Who holds the easement? 3. This field currently drains into a wetland that is on my property. What steps will be taken to protect water quality in this wetland? 4. Will the City trim the arborvitae that is located within the site triangle at the intersection of Heather Lane/Meadowview Drive? With only three houses currently, this isn't a big deal, but if there are going to be twelve additional homes, this intersection could become more dangerous should that arborvitae remain at its current size. 5. What tree preservation will be required. WIll the existing tree line remain (minus the road going through)? I would appreciate your answers to these questions, as well as a copy of the development applications. I would also appreciate a copy of your planning report when completed. Thanks! Dan Page 1 of 28 STAFF REPORT Agenda Item 8d. City Council Meeting June 27, 2024 Prepared By Natalie Davis McKeown Topic “Chastek Family Farm” Rezoning, Preliminary Planned Unit Development (PUD), Preliminary Plat (PID 21-119-23-12-0002) (City File No. 23-034) Action Required Decision Review Deadline: July 30, 2024 1. Request The applicant, Trek Real Estate and Development and Hempel Real Estate DBA Emerald Rose, LLC, requests approval of a land use application that includes a preliminary plat to create 116 single-family residential lots and 7 outlots at 7600 Maple Hill Road. The subject property is located northeast of the County Road 10 and Maple Hill Road intersection, south of Maple Hill Estates and north of Bass Lake Crossing. 2. Context Background The Chastek property previously housed a wholesale greenhouse business known as “Chastek Greenhouses, Inc.”. The property was previously platted in 1992 under the name “Chastek Farm” to carve off a 1.5-acre parcel for a single-family home. That single-family home is not part of the proposed development proposal. Zoning and Land Use The subject property is guided for low density residential development and currently zoned RSF-2 (Single-Family Residential 2). There is a small portion of the property in the southeast corner that is located within the Shoreland Overlay District. The property is within the Metropolitan Urban Service Area (MUSA) and Phase 1 of the 2040 Staging Plan. Figure 1 Project Site 7600 Maple Hill Road Page 2 of 28 Surrounding Properties The existing land use, guiding, and zoning of the surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North Maple Hill Estates Medium Density Residential Manufactured Home Park East Agriculture Low Density Residential RSF-2 Shoreland Overlay South Bass Lake Crossing Low Density Residential Planned Unit Development (PUD) West - Adjacent/enclosed homestead Residential Low Density Residential RSF-2 West - Across Maple Hill Rd - Agriculture - Good Shepard Lutheran Church - Residential - Mixed Use - Public/Semi- Public - Downtown Mixed Use (DMU) - Public / Institutional Natural Characteristics of The Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not reflect any natural communities of note on the subject property. A wetland delineation was completed on this property and finalized in January 2023. This process confirmed five relatively small wetlands throughout the property as shown in the image to the right. Prior Review The Council reviewed a concept plan for this site on March 23, 2023. The concept was very similar to the current proposal except that the original concept was for a rental senior community of 141 homes with community amenities including a clubhouse with a social room, fitness center, pool, and pickleball/bocce ball courts. Figure 2 Wetland Delineation Page 3 of 28 Areas of flexibility from the underlying zoning code discussed as part of the concept plan included a minimum lot size of 5,000 square feet, a minimum lot width of 44’, and a minimum side setback of 5’. The Council provided feedback to the applicant based on this concept. The applicant revised their application to incorporate this feedback. The proposed plan is no longer for a rental community, nor does the current application propose an age-restricted community. The proposed amenities were removed to be in line with a more traditional single-family home neighborhood and accommodate open space and larger lot sizes. The minimum lot size and minimum lot width increased with the current application, and the number of proposed lots decreased. The Parks and Trails Commission reviewed this item at their regular meeting on March 21, 2024. They recommended approval of the proposed trail alignment with the rest of the park dedication to be accepted as cash-in-lieu of land. The Parks and Trails Commission provided positive feedback on an internal private trail shown behind houses within the proposed open space that includes a hydraulic green corridor in the middle of the site, but this private trail has since been moved to the front of the houses in this block. The development team made this change to avoid the general public walking through or near people’s backyards, and it also appears a trail may be difficult in this area due to the proposed terrain and function of the area. The new proposal includes a connection between two view stations to lookout over the open space. The Planning Commission held a public hearing on this item at their regular meeting on May 2, 2024. One resident spoke on this item asking for clarification on the developer for the project. The Planning Commission discussion included the expectation of the proposed road improvements, the public benefit of improved roads in this area, how the proposed open space fit within the PUD standards, the nature of the hydraulic corridor, and the higher architectural standards and elements proposed for the development. The Planning Commission determined the hydraulic green corridor provided a unique open space feature, and the fact that the site is taking on water from each direction justified a slight deviation in the open space requirement (at the time of the Planning Commission packet, staff estimated the proposal included 11.3% open space where 12% was required unless otherwise approved by the City, but this estimate was based off gross acreage instead of the pre-development acreage). The Planning Commission unanimously (5-0) recommended approval of the project. 3. Analysis A. Level of Discretion Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. Page 4 of 28 The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety, and welfare of the community and surrounding area. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision Ordinance and Zoning Ordinance and the conditions of the preliminary PUD approval. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, as well as City policies. Comments from the City’s Engineering and Public Safety teams are incorporated into this staff report; detailed memos are attached to this report. The approval conditions require compliance with all requirements of the memos. C. Rezoning (Zoning Ordinance Amendment – Map) The subject property is currently zoned RSF-2. The applicant requests to rezone the property to PUD. The pre-development density for the project is estimated by the applicant at 3.45 units per acre. The rezoning would be consistent with the underlying Low Density Residential land use designation, which requires single-family home developments at 3-5 units per net acre. The Zoning Ordinance establishes a PUD zoning district with the purpose of granting flexibility from site design requirements in return for creative community designs of exceptional quality with a combination of public benefits. The PUD ordinance clarifies that PUDs for land guided as low density residential is limited to the listed allowed uses (permitted, accessory, conditional, etc.) as contemplated within the single-family zoning districts: RSF-1, RSF-2, and RSF-3. The presumptive performance standards for this PUD default to the district regulations of the most closely related underlying zoning district. In this case, the proposed minimum lot standards are closest to the standards outlined for RSF-3. The RSF-3 district standards will prevail unless deviation from these standards is specifically approved as part of the PUD. The project requests PUD flexibility for the following: - Minimum lot width of 55’ - Minimum lot area of 6,875 square feet - A side setback of 7.5’ - A rear setback of 25’ except for a 20’ setback to be applied to two specific lots - 60% maximum garage frontage - 20 lots to have the minimum lot width measured at the front setback Page 5 of 28 The concept plan for this development proposal was initially reviewed prior to the adoption of the City’s PUD Public Benefit Policy on 5/23/2023. Therefore, the proposal will not be reviewed against the policy. However, a combination of public benefits is still expected. In exchange for the requested flexibility, the project narrative includes the following public benefits: - Stormwater management design that includes off-site drainage. - A variety of home exterior designs (more than 5 styles). - An internal private trail/sidewalk system that provides view sheds of a hydraulic corridor. - Improve public streets (if necessary) depending upon Maple Hill Road Feasibility Study. - A 60’ setback from Maple Hill Road. Additionally, staff finds this application also includes the following public benefits within the City’s PUD Public Benefit Policy, even though the application is exempt from the specifics of this policy: - Collaboration with adjoining landowners. - Lot size variety. - Extensive internal landscaping - Use of native plants in landscaping - Use of preferred trees in landscaping The PUD flexibilities and public benefits are discussed in more detail in the PUD development plan section of this report. The City must consider how this rezoning requests fits with the following standards for PUDs: 1. The planned development is not in conflict with the Comprehensive Plan. The low-density residential land use designation expects single-family home development at a density of 3-5 units per acre. The proposal is for 116 single-family homes with a pre-development density estimated at 3.45 units per acre. A City off-road trail is shown along the northern boundary of this site on the Parks and Trails plan. A similar trail alignment is shown on the applicant’s plan. The proposed PUD request complies with the Comprehensive Plan. 2. The planned development is not in conflict with the intent of the underlying zoning district and is compatible with surrounding land uses. The underlying zoning district would become RSF-3 based on the proposed lot dimensions. The intent of the RSF-3 district is as follows (Section 1040.050): Purpose. The RSF-3 district is intended to provide for new single-family neighborhoods with a lot area that is smaller than the City’s traditional single- family lot as well as directly related, complementary uses. This zoning district is Page 6 of 28 intended to be the primary single-family zoning district for future residential developments. The smaller lot area will make efficient use of the City’s land supply and investment in public utilities and allow the City to efficiently protect and preserve its natural resources such as wetlands and woodlands. In addition, the smaller lot area will help the City meet its density goal for new single-family homes. Single family homes, as well as two-family dwellings, are allowed in this district. New development within this district will be allowed only when a full range of municipal serves and facilities are available to serve the area. Areas zoned RSF-3 are guided Low Density or Conservation Residential on the City’s 2040 Comprehensive Plan. Development within this district must be within the density range identified for the applicable land use designation in the Comprehensive Plan. The above-referenced paragraph includes a zoning ordinance amendment approved with the Woodland Hills application on March 28, 2024. The proposed PUD allows for a variety of urban sized ranging from 6,875 square feet to 14,953 square feet. The PUD will meet the City’s density requirements for low density residential. Additionally, the proposed development will provide efficient use of the City’s land supply and investment in public utilities while preserving wetlands. Municipal services are available to the site. The proposal is consistent with the intent of the RSF-3 district. 3. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The proposal is not in conflict with other applicable provisions of the Zoning Ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the applicant will provide the above-noted public benefits. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible as a complete unit without dependence upon any other subsequent unit or phase. There are design components of this development that are reliant on the adjacent development to the west (Fairway Shores Villas at Cook Lake) moving forward on a similar timeline. These design components are encouraged for efficiency and as part of efforts to have the two developments collaborate. With this being said, it is possible for the plans to be revised if necessary for these components to be accommodated on site should the adjacent development not move forward on a compatible timeline. A condition of approval in the resolution includes that should the adjacent development not move forward on a shared timeline, the plans for this development are subject to modifications approved by the City Engineer. Page 7 of 28 5. The planned development will not create an excessive burden on parks, streets, and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks. Trunk sewer is available on site, water pressure and supply are adequate, and looping and stubs will be required typical of City policies. Per the feasibility study completed by the City’s engineering team, this development requires the following off-site roadway improvements to support the increase in traffic to the area caused by this development: - County Road 10/Maple Hill Road o Construct a dedicated westbound right land and an eastbound left turn lane on County Road 10 each 300 feet in length to accommodate additional turning movement traffic. o Construct a dedicated southbound left turn and right turn lane each 300 feet in length. o At the time of construction, the alignment of the Maple Hill Road and County Road 10 shall be reviewed to ensure the proper intersection alignment. - Maple Hill Road o The roadway must be improved from the northern property line of the development to County Road 10 to provide service to the additional traffic volume added by the development (1,132 weekday daily trips). A condition of approval is that the project must comply with the findings of the feasibility study (attached to this report). The developer is responsible for all public infrastructure needed to serve the site at their expense. The applicant team wants to continue discussion regarding the extent of improvements required. A letter from their attorney is attached to this report for reference. An alternative road Figure 3 Applicant Proposed Offsite Improvement Plan Page 8 of 28 improvement proposal is attached to this report that was received by staff on June 20, 2024. Staff has the following initial notes on the applicant’s proposed offsite improvement plan: 1. Full road improvements on Maple Hill Rd are necessary for the entirety of Maple Hill (from County Rd 10 to the north project boundary) because the full roadway will be used for the development. 2. City practice is for roadway improvements to extend to the property line of the subject property. a. This is an area where the City could provide some flexibility. b. However, street improvements will be required to support emergency access in the northwest corner of the property. i. This could be re-evaluated with a financially secured commitment for the off-site extension of Fir Lane N to the southeast boundary of the subject property providing this development with a second access point. 3. There may be an opportunity to be flexible on design on the west side of Maple Hill Rd to minimize the improvements required with this development, such as the placement of the curb which could be later expanded with the development of the property to the west. 4. There may be an opportunity to be flexible with the required sidewalk improvements on the east side of Maple Hill Rd, such as across the exception piece and along the Bass Lake Crossing western boundary. 5. All off-site turn lanes called out in the feasibility study are required. The off-site transportation improvements should be a discussion point for the Council. However, staff highly recommend the Council review all other items of the PUD application prior to tackling this larger discussion. Should the Council determine the application meets all requirements for PUD approval, then the logistics and details of the required offsite improvements can be further discussed with the applicant team. The proposed condition of approval in the resolution for the PUD is that the applicant must comply with the findings of the feasibility study. Generally, roadway design is finalized after engineering escrow is taken to complete the design process, typically after final plat approval. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighboring property. The planned development will provide a compatible use to the existing and proposed residential uses to the north, east, and south. The proposed design of the neighborhood is meant to improve pre-existing stormwater management conditions. Staff does not find that the development will create an undue and adverse impact on the reasonable enjoyment of the neighboring properties. Page 9 of 28 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective use of streets, utilities, and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations. The PUD will provide quality building and site design; install and provide streets, utilities, and public facilities more efficiently; and create public benefit that is greater than may otherwise be achieved. The development will meet the City’s density goals, provide a variety of lot sizes, address pre-existing stormwater drainage concerns in the vicinity of the project, enhance the natural features of the site with a hydraulic green corridor and intentional view corridors of the open space; and provides enhanced landscaping. D. Preliminary PUD Development Plan The PUD zoning district offers greater flexibility in site design requirements in exchange for creative community designs of exceptional quality. This may be accomplished through preservation, restoration, and/or enhancement of natural systems; above- average open space amenities; creative design in the layout of buildings, open space, and circulation; compatibility with surrounding land uses and neighborhood character; and provide greater efficiency in the layout and provision of roads, utilities, and other infrastructure. Uses Per the PUD ordinance, low density residential PUDs are presumed to include all listed uses within RSF-1, RSF-2, and RSF-3. The proposal includes 116 single-family dwellings. Single-family dwellings are a permitted use in these districts. There are no other buildings or facilities proposed. Lot Standards Per the PUD ordinance, the district regulations of the most closely related underlying zoning district are presumed to apply to the development but may be departed from as deemed appropriate to accomplish the purpose and intent of a PUD. The dimensional standards of RSF-3 are provided in the table below. The requested flexibilities from RSF-3 standards are shown in red. Dimensional Standard Proposed RSF-3 (Single-Family) Minimum Lot Area 6,875 sq. ft. 7,500 sq. ft. Minimum Lot Width 55 feet 65 feet Minimum Principal Structure Setbacks: - Front 20 feet 20 feet Page 10 of 28 - Front (porch less than 120 sq. ft.) 15 feet 15 feet - Side 7.5 feet 10 feet (living) 5 feet (garage) - Rear 25 feet 20 feet on Lots 28 and 87 30 feet Maximum Principal Building Height 35 feet 35 feet Additionally, the application will require flexibility to measure the lot width for the following lots that are not located on a cul-de-sac at the minimum front setback: Lots 15- 19, 28, 30, 31, 44, 81-87, and 111-114. The applicant submitted an exhibit confirming that the Shoreland Overlay district of Cook Lake touches on a few lots in the southeast corner of the development: Lots 1, 56, 57, 58, and 59. However, none of these lots are entirely within the district. This means that just the impervious surface coverage limit of 25% and structure height limit of 25’ will apply for the areas of each lot that fall within the overlay district. It appears the project will be able to comply with these standards. PUD Design Standards The application must satisfy the following PUD standards: A. Appropriate Integration. PUDs shall be appropriately integrated into existing and proposed surrounding development. This does not mean the PUD reflects the specific standards of the surrounding area, such as lot size, density, setbacks, or design. While integration may be achieved through such standards, it may also be achieved through continuation of existing land use types, architectural transitions, landscaping buffering, or other means. The proposed subdivision will provide similar sized lots near Bass Lake Crossing to the south and Fairway Shores Villas at Cook Lake (“Fairway Shores”) to the east. The development will continue the trail from Fairway Shores out to Maple Hill Rd. This trail system will connect this development to Bass Lake Crossing. The development consists of single-family homes which are compatible with the surrounding uses. Staff finds this standard is satisfied. Page 11 of 28 B. Variety and Enhanced Design. Since PUDs are expected to exceed standards, most residential PUDs should include a wide variety of styles. Style refers to the exterior image and footprint, not the floor plan. Where a wide variety of styles does not make sense, the PUD should include enhanced building design that exceeds underlying standards. I. PUDs with detached homes must provide house elevations for approval. There should be no less than 5 styles of detached homes. The applicant submitted five different floor plans with 12 different styles of elevations. These elevations comply with and exceed this standard. Additional analysis on how these elevations comply with Section 1040.040, Subd. 8 (which details architectural requirements for single-family homes within the MUSA) is discussed under the “Single- Family Design Standards” section of this report. C. Open Space. A low-density residential PUD shall provide a percentage of the project area as open space based on the requested lot width minimum as shown in the subsequent table: Proposed Lot Width Required Open Space 72’ or more 0% Less than 72’ – 65’ 7% Less than 65’ – 55’ 12% Less than 55’ 15% The application proposes a minimum lot width of 55’ which has an open space requirement of 12%. Open space is a vegetated area or areas available for the common use of and is accessible by all residents or occupants of the buildings within the PUD. Open space shall consist of upland and be calculated on a net basis which excludes private yards, private streets, ROW, or any other non-recreational impervious surface area. Areas within easements shall be used in calculating open space unless the easement is over an inaccessible and/or unusable space, such as wetlands or stormwater ponds. The calculation is based off the net pre-development area. Figure 4 Example Elevation Page 12 of 28 Dedicated parkland or trails shall not be used in calculating open space for a development if it is anticipated in the 2040 Comprehensive Plan. The net pre-development area of the development is 33.58 acres. This means a total of 4.03 acres of open space is required. The applicant submitted an open space plan which states 4.659 acres of open space is proposed. However, the applicant’s density exhibits show that Outlot G is under the 100-year ordinary high-water level (OHWL) which does not qualify as upland. If Outlot G is removed from the open space calculation (0.1806 acres), the proposal still includes 4.4783 acres based on the open space exhibit. Staff includes a condition of approval for the applicant to provide a detailed upland calculation for each outlot to confirm the open space exceeds the required 12%. Engineering review explained that the open space identified as part of the Hydraulic Green Corridor in the center of the site will not be accessible or usable as the area will serve as a conveyance ditch for stormwater. The applicant may be able to make more portions of Outlot C higher to serve as usable open space, but this would involve changing their stormwater design to utilize a pipe rather than a ditch for conveyance. Figure 5 Open Space Plan Page 13 of 28 Alternatively, the applicant would like the Hydraulic Green Corridor, which will double as a prairie channel, to be considered in the open space calculations as it will be a viewable space and serve as a wildlife green corridor. The storm ponds within the space are not calculated in the open space calculation. The view areas will provide open space views of a grassy, wildflower setting to add visual interest for pedestrians and homes. The Planning Commission determined that a viewable open space corridor accessible to the neighborhood satisfies the open space requirement even if the space is not technically usable for recreation. Staff believes the applicant is relying on the land area of Outlot C (that is not within the 100-year OHWL) to meet the 12% open space requirement. However, if the Council feels that a viewable open space does not satisfy the open space requirement, then the site plan likely does not meet (and will not meet) the minimum 12% standard without further design that may mean reduced lot sizes and rear yard setbacks. The City Council can waive or reduce the open space requirement at their discretion when an applicant shows that the open space cannot be accommodated with other City requirements (including a minimum density requirement and/or proposed public benefits). The elevation of the subject project is relatively low compared to the surrounding properties. The Engineering Memo confirms this site is challenging due to passthrough drainage from all directions. The Hydraulic Green Corridor is a strategy proposed by the applicant to handle stormwater coming to the site. Even if the Council feels that open space should generally be accessible for recreation, a deviation in the open space requirement could be granted based on the site constraints and proposed public benefits. The Council should discuss why a deviation may or may not make sense for this proposal. D. Perimeter Buffer. PUDs shall provide a landscaping buffer to screen homes from arterial and major collector roads. This standard is not applicable to this application. E. Public Accessibility. When a PUD includes natural features such as creeks, streams, ponds, and lakes, the PUD shall provide public access to these features. This standard is not applicable to this application. F. Discretionary Standards. In addition to the above standards, the City Council may impose such other standards for a PUD project as are reasonable and as the Council deems are necessary to protect and promote the general health, safety, and welfare of the community and surrounding areas. The City Council should discuss if there are additional standards that are necessary to protect and promote the general health, safety, and welfare of the community. G. Prohibited Features and Modifications. Page 14 of 28 I. The City will not grant side setbacks that result in less than a 15-foot minimum required separation between two detached dwellings. The requested flexibility in the side setback standard will result in a 15’ minimum separation between detached dwellings. II. PUDs with detached homes shall be designed to avoid interior perimeter roads that are parallel to arterial roadways. Roadways should be curvilinear wherever feasible with a variety of building orientation along arterial roadways. This feature is not present in this subdivision as Maple Hill Rd is not considered an arterial or major roadway. III. PUDs cannot request flexibility from meeting the minimum required screening and/or buffering standards otherwise required in the Zoning Ordinance unless the applicant can show there is a site constraint out of their control that justifies a deviation from these requirements, proposes an alternative screening method that will meet the intent of the requirements, and/or proposes relocating screening methods to a more beneficial location within the development. The applicant does not request flexibility from the minimum buffering requirements for this application. PUD Benefits The initial concept plan for this project was reviewed by the City Council prior to the adoption of the new PUD ordinance and PUD Public Benefit Policy on 5/25/2023. This application will not be reviewed against the PUD Public Benefit Policy. Regardless, proposed PUDs are expected to provide a combination of public benefits in exchange for flexibility from the Zoning Ordinance requirements. The size of the PUD, constraints of the site, and flexibility requested will be considerations for the City in determining whether an appropriate amount of public benefits are proposed to justify granting the PUD district. The applicant requests deviation from minimum lot dimensions as well as a 60% maximum garage frontage requirement (instead of 55%). Additionally, the application will require flexibility to measure the lot width for 20 lots not on a cul-de-sac at the minimum required front setback. In exchange the following PUD benefits are proposed in the project narrative: - Stormwater management design that includes off-site drainage. - A variety of home exterior designs (more than 5 styles). o 12 different styles in exterior designs submitted. Page 15 of 28 - An internal private trail/sidewalk system that provides view sheds of a hydraulic corridor. - Improve public streets (if necessary) depending on Maple Hill Rd Feasibility Study. - A 60’ setback from Maple Hill Rd. Additionally, staff finds this application also includes the following public benefits within the City’s PUD Public Benefit Policy, even though the application is exempt from the specifics of this policy: - Collaboration with adjoining landowners. o The applicant team worked with the development team for Fairway Shores to coordinate the shared boundary between the projects to create a more unified plan for the larger neighborhood. This involved coordinating the trail connection, the road connections, as well as other design components, such as stormwater management. - Lot size variety. o A total of 60 lots (53%) are proposed with a lot area that exceeds 7,500 square feet. - Extensive internal landscaping o The landscaping plan proposes nearly 200% the required amount of overstory trees and nearly 300% the required amount of understory trees in the underlying landscaping standards, including the buffer yard requirement. - Use of native plants in landscaping o Most of the overstory coniferous trees are a native species as listed in the City’s Northeast District Plan and Design Guidelines (NE District Plan). - Use of preferred trees in landscaping o Most of the tree species (all but 1) are from the preferred trees list in the NE District Plan. The City Council should discuss and consider the proposed PUD public benefits in exchange for the requested flexibilities from the underlying Zoning Ordinance. The Planning Commission determined the proposed PUD public benefits in consideration of the size and constraints to the site justified granting the requested flexibilities. Neighborhood Meeting Applicants are required to host a neighborhood meeting with notice provided to property owners within 500’ of the proposed development. The applicant held an open house at City Hall on November 2, 2023. Approximately 25 people attended to learn about the project. The Bass Lake Crossing neighbors expressed concern about construction traffic on Fir Lane, however, this project does not have direct access on to Fir Lane N at this time. The neighbor living on the exception parcel is concerned about existing and future drainage, existing trees, and property lines. The Engineering Memo requires that Page 16 of 28 stormwater runoff that did not previously go to this site be captured and managed on site. Single-Family Design Standards All homes within this development will be expected to meet the architectural design requirements of both Section 1060.050, Subd. 1(B) as well as Section 1040.040, Subd 8. This includes design standards for the front elevation, materials, architectural elements, non-monotony requirements, garage door requirements, and treatment of elevations other than the front. The applicant does not request any flexibility from these standards except for a 60% garage maximum where 55% is allowed. The applicant is responsible for reading through the requirements of these sections. Front elevations, for the purpose of these design standards, is the elevation facing the front lot lint on the street of the mailing address for the property. This front elevation must include brick, stone, stucco, fiber cement board, redwood, cedar, or other similar materials. A minimum of two different materials is required unless a house is entirely made of brick. Additionally, no more than 75% of one type of exterior finish can be utilized on the front elevation. The concept elevations do not provide a breakdown of the building materials, but they appear to be able to comply with this standard. The anticipated material percentage of each example elevation must be provided with the submittal of the final plat, and the material percentages will be further confirmed with each building permit. The front elevation must consist of doors, windows, and variations of the wall face with the use of pilasters or columns, wainscots, canopies, or other architectural elements. Most of the example elevations comply with this standard. The exteriors for the Waterford floor plan will need to add an additional architectural element to comply with this standard. This Section of the Zoning Ordinance provides that the garage shall not comprise more than 55% of the viewable ground floor street-facing linear building frontage. However, the applicant requests this be increased to 60% as part of the PUD to allow for 3-car garages. This standard is based on the measurement of the entire garage structure. Corner lots are exempt from this requirement on one street elevation. The concept elevations do not provide dimensions to be able to confirm the 60% maximum requested is satisfied. The applicant must provide this information with the final plat submittal and each building permit for confirmation. Garage doors must be architecturally styled to match the exterior design of the home. This includes details such as raised panels, accent color, windows, etc. The concept elevations appear to comply with this standard. Allowable roofing materials include asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs, or residential steel roofing material with hidden fasteners. Additionally, the roof overhangs must meet a minimum of 12 inches. This Page 17 of 28 cannot be confirmed with the concept elevations and will be a requirement confirmed during the building permit review. Each elevation facing a street must use a minimum of 2 different materials and/or styles compatible with the front elevation. The following lots appear to have multiple facades that are oriented to a public street: 1, 24, 25, 28, 36, 44, 45, 59, 60, 81, 87, 93, 94, 99, and 116. These lots will be required to meet the requirement for equal architectural treatment as the front elevation. All other elevations shall make a good faith effort to demonstrate that elements of the front elevation have been considered for incorporation. Each side elevation will have at least one window or door opening. Finally, a maximum of 18 inches of the foundation wall may be exposed on any elevation. Compliance with these standards will be confirmed with each building permit. Wetlands A wetland delineation for this site was completed in January 2023. Five wetlands were confirmed on the site. Two wetlands are proposed to be impacted as part of this development. The remaining wetlands will be subject to the Wetland Overlay district (Section 1050.010). This includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer (a 5’ setback is applied for roads and parking lots). The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on a quality assessment of known wetlands within the City. Wetlands not shown on this map are assumed to be of medium quality; however, there is a process to confirm wetland quality through the Minnesota Rapid Assessment (MNRAM) methodology should the applicant decide wetland quality on the site needs to be re- evaluated. None of the delineated wetlands are shown on the City’s map and are assumed to be medium quality wetlands. Figure 6 Wetland Delineation Page 18 of 28 The following buffer requirements will be applied: Requirement Medium Quality Wetland Buffer Average Width 25 feet Wetland Buffer Width (Min.) 20 feet Wetland Buffer Width (Max.) 40 feet Structure Setback from Buffer 15 feet Total Buffer and Structure Setback (Average) 40 feet The Wetland Buffer Plan provides the minimum and maximum buffer widths on Wetland 4, but this information must also be provided to Wetland 1 and Wetland 3 to confirm compliance with the City’s averaging requirements. It appears the plans will be able to comply with this standard although some modifications may be required. This is handled as a condition of approval. The location of wetland buffer monument signs must also be further reviewed. These signs are required wherever a buffer crosses a property line or where a change in contour must be shown (with a maximum spacing of 200’ between signs), and the proposed sign locations do not meet these requirements. Additionally, some wetland buffer signs appear to be located on the wetland setback when the sign should be located at the edge of the buffer. Revisions confirming compliance with the wetland buffer monument requirements is a condition of approval in the attached resolution. The seeding plan does not indicate a separate seed mix to be utilized for wetland buffers. As a condition of approval in the resolution, the City’s wetland specialist will provide final approval on the seeding mix to establish wetland buffers. A plan identifying Figure 7 Natural Resources Community Quality Ranking Map Page 19 of 28 the establishment and maintenance procedures shall be provided at the time of the final plat also subject to approval by the City’s Wetland Specialist. Landscaping Per Section 1060.070, dwelling units shall provide a minimum of 1 overstory tree. This means 116 overstory trees must be planted within the new development. Additionally, a buffer yard class A is required around the perimeter of the exception piece that fronts Maple Hills Rd in the northeast corner of the project boundary. Staff estimates the boundary around the exception piece is 900’ (rounded up to the nearest hundred) which requires 9 overstory trees and 18 understory trees. In total, 125 overstory trees and 18 understory trees are required. A total of 237 overstory trees and 52 understory trees are proposed. This far exceeds the minimum quantities required by Code. However, staff notes that the 1 additional overstory tree and 6 additional understory trees need to be planted along the perimeter of the exception piece to fully satisfy the buffer yard requirement based on the formula used in the landscaping plan. The buffer yard could be increased to 15 feet or 20 feet to reduce the planting requirements around the perimeter of this adjacent property. However, this buffer yard will be subject to a permanent conservation easement. A condition of approval is for the preliminary plat to be revised to indicate the area proposed to be kept in a conservation easement to satisfy the buffer yard requirements and update the landscaping plan as necessary. The planting schedule confirms the landscaping plan complies with the minimum size requirements for trees at the time of planting. Additionally, a variety of tree species are proposed and complies with the standard that no more than 33% of the proposed trees can be of a single species. Figure 8 Landscaping Plan Around Exception Parcel Page 20 of 28 The buffer yard ordinance also will apply to the east and south property lines. A PUD district is established on both of the neighboring developments. The underlying zoning district for these PUDs is RSF-3. This means that a planted buffer yard is not required along these boundaries, but the side and rear setbacks must be maintained equivalent to the rear setback requirement. The RSF-3 district has an underlying rear setback standard of 30’. However, the PUDs for both neighboring developments approved a rear setback of 25’. The Chastek Family Farm PUD requests a rear setback of 20’ on two specific lots. Otherwise, the applicant shared with the Planning Commission that they will comply with a 25’ rear setback. Staff believes it makes sense for the rear setback of the adjacent PUD developments (25’) to apply along the shared boundaries. The Planning Commission agreed with this recommendation. Since there is no vegetation in this area, staff believe it makes sense for the PUD approval resolution and Homeowners Association documents to limit the use of these areas instead of a conservation easement. Staff provides a condition that Lots 1-16 and 45-59 are subject to a 25’ rear setback (as no side lot lines abut the neighboring developments) that must comply with the use provisions of buffer yards as outlined in Section 1060.070, Subd. 2(J)(i). Within this area, plantings are allowed. However, no passive recreation, paths, storage containers, lighting fixtures, raised planting beds, or any permanent structures are allowed. Temporary structures, such as benches, are allowed. Stormwater and bio-retention ponds are also allowed to encroach up to a maximum of 10’ into the required buffer yard. Streets/Access Primary access to the development will be provided from Maple Hill Rd. The main entrance is currently proposed 80’ north of the access road shown on the Southeast District Plan. Per the Engineering Memo, the plans must be revised to shift the main entrance south by roughly 1 lot. The drive lanes at the entrance of the site shall be a minimum width of 20’. The concept plan reflected emergency access in the northwest corner of the property with a connection to the private cul-de-sac in this area of the site. For Public Safety purposes, at least two accesses are required for developments wherever possible (i.e., when a site is not landlocked). An emergency access can serve as this second access point. It is noted that Fir Lane N will eventually serve as a second access for this development; however, the applicant must continue to plan for an emergency access in the northwest corner until the City has agreements and securities in place for the Fir Lane N road extension with the neighboring development (alternatively, the applicant can secure easement to ensure this connection in the event Fairway Shores does not move forward on the same timeline). Staff includes a condition of approval that two accesses must be provided to the development to allow for flexibility and collaboration with the Fairway Shores PUD. Page 21 of 28 As discussed previously, off-site improvements of Maple Hill Rd and the intersection of Maple Hill Rd and County Road 10 will be a requirement of this development to support the increased traffic to this site. The northeast and southeast portions of the development provide additional connections to the property to the east with access to Fir Lane. These additional connections were deemed necessary by Public Safety for long-term emergency planning. Roadways are terminated at the shared property boundary with the proposed Fairway Shores development. If the Fairway Shores development does not occur on a shared timeline, temporary turnarounds will be required. Access to the exception piece surrounded by the subject property (in the northwest corner of the site) shall be provided via the local street network within this development as required by the feasibility study. The plans must be revised to satisfy this requirement. Sidewalks The plans show a sidewalk on one side of the internal streets as required. Additionally, the plans indicate a private trail on the perimeter of the interior block of homes that circles the hydraulic green corridor. Staff recommend that the required sidewalk simply be moved to the perimeter of the entire interior block of homes to minimize the required pavement and provide a continuous path that minimizes the necessary street crossings. This is a condition of approval in the resolution. Parking Section 1060.060, Subd. 9 requires 2 parking spaces for a single-family home. The plans indicate a 20’ driveway in addition to garages for each lot. This means that all homes must have a minimum of a 2-car garage to provide the required parking. The applicant’s narrative confirms 2- and 3-car garages are proposed. Per the Engineering Memo, all 28’ roads shall be signed “no parking” on one side, and “no parking” signs are also required within all cul-de-sacs. Utilities The Engineering Memo provides detailed utility comments. Trunk sewer is available to the site. Water pressure and supply are adequate to serve the site. The applicant is required to comply with the requirements outlined in the Engineering Memo. Easements Drainage and utility (D&U) easements are required over all outlots, wetlands, wetland buffers, the 100-year floodplain, and at the perimeter of lot lines. Additional D&U easements may be required per the Engineering Memo. Easements must be provided over all storm sewer pipes that are not located in the ROW. These easements must be shown on the plat as well as the utility plan to ensure they are of adequate size. Easements are also required over all maintenance routes to ponds, inlets, and outlets. Page 22 of 28 The plan set must be revised so that all existing and proposed D&U easements and wetland buffer zones are shown and clearly identified on all plan drawings. Site improvements or items placed within the City ROW or easements will require an encroachment agreement. There is an existing access easement granted in favor of the Leuer property to the east (Fairway Shores). This easement shall be vacated to accommodate the proposed development in this area of the site. Grading and Stormwater The Engineering Memo provides a number of additional items related to grading and stormwater that must be addressed with the final plat submittal. The project will require preparation and compliance with a Stormwater Pollution Prevention Plan (SWPPP), and an erosion control plan will be reviewed during the final plat review. The grading to the east property line must be coordinated with Fairway Shores to tie into their grading plan. If Fairway Shores does not proceed on a shared construction timeline, then the applicant must obtain an easement or other landowner permission to install the property line drainage for this development as currently shown. The current stormwater conveyance must be revised per the Engineering Memo to minimize impacts on Maple Hill Estates and the existing residence in the exception piece in the northwest area of this site. Where runoff did not previously go, it must be captured and managed on site. This could impact the viability of the current lot count and layout near Lots 28-30. Lighting Street lighting locations are not currently shown on the development plans. Final location will be reviewed and determined with the small utility permit, per the Engineering Memo. Based on staff’s most recent understanding of the electrical company boundaries, Wright Hennepin will provide the street lighting for this development. Lighting must comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance. Fence After working with a potential builder, the applicant expressed a desire to place a berm and fence along the north boundary to provide screening from the neighboring property. The desired area is highlighted yellow in the fence exhibit below. Staff is concerned about the location of the fence as it will make maintenance of Outlot A challenging, reduce the sense of open space in Outlot A, and could make the appearance of closing off the public trail. Staff highly recommend that the applicant consider vegetation to provide natural screening from the surrounding area. If the applicant proceeds with a fence, staff recommend a condition of approval that the fence be located along the north boundary but be no closer to Maple Hill Rd than the west lot line of Lot 35 (shown in light blue). This would minimize concerns with the current proposed location. Page 23 of 28 Off-Road Trail The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. No parks are shown within the vicinity of this project. A proposed off- road trail is shown along the northern property line. Figure 9 Fence Exhibit Figure 10 Parks and Trails Plan Page 24 of 28 The applicant’s plans show the off-road trail along the northern portion of the development. For off-road trails, the City policy is to require an 8’ wide trail in a 20’ easement. A proposed trail alignment that meets these specifications is shown. A portion of the trail is woven between a stormwater basin and Wetland #3. After additional review of this location, staff concluded that a trail cannot be located in this area as it conflicts with the required wetland buffer. The trail location must be revised to wrap around Lot 44 before going east to tie into the trail corridor to be provided by Fairway Shores. The developer is responsible for “making certain improvements to the developments for park, playground, trail, and public open space purposes, including, but not limited to, finished grading and ground cover for all park, playground, trail, and public open spaces within their developments. No credit towards the required dedication shall be given for this work. The City reserves the right to pave the trails or require the developer to pave these off-road trails. Should the City require the developer to pave the trails, the City shall reimburse the Developer for the costs for paving the trail.” Park Dedication The applicant’s plans show a trail easement of approximately 0.80 acres to be dedicated to the City. This is a preliminary estimate. The exact dimensions of the trail easement area may be adjusted as the net acreage of the easement is confirmed and the alignment is finalized. The preliminary plat indicates a total site area of 38.16 acres. However, park dedication is based on the net land area which is calculated at 33.58 acres. The current park dedication ordinance requires 10% of the land area (or the market value of that land) for a low-density residential development. In this case, the developer would be required to dedicate the following: - 10% of 33.58 acres = 3.36 acres Assuming the provided trail easement area of 0.80 acres does not include wetlands or floodplain, this would provide roughly 23.8% of the required park dedication. The final Figure 11 2040 Parks and Trails Map Figure 12 Proposed Trail Page 25 of 28 park dedication calculation will be based on the final land area calculations. The remaining portion of park dedication would be cash-in-lieu of land. The 2024 fee schedule provides that the park dedication fee for single-family units is $5,954. Park dedication is based on the adopted fee schedule in place at the time of the final plat, but for discussion purposes, the anticipated formula is as follows: - 117 single-family units x $5,954 = $690,664 - Less 23.8% = $164,378.03 - Remaining Estimated Cash Due = $526,285.97 E. Preliminary Plat The preliminary plat requests approval of 116 lots and 7 outlots to be built over two phases. The City does not typically allow the creation of unbuildable outlots unless there is an open space, stormwater, or wetland component to the outlots. These conditions apply to this plat. Ensured ongoing maintenance of all outlots will be the responsibility of a Homeowners Association. Outlot D is not ideal as the road network in this area makes the outlot an odd shape and size. However, this Outlot will likely need to be revised to provide and plan for an internal connection to the abutting exception piece in this area to comply with the feasibility study. If the preliminary PUD development plan is approved, then the preliminary plat will comply with the applicable City’s standards. The approval conditions noted in the staff report and Engineering Memo may result in changes to the lot layout. F. Summary of Discussion Items 1. Rezoning from RSF-2 to PUD. a. This is a policy choice where the City has a high degree of discretion. 2. Preliminary PUD Plan a. Proposed lot standards that deviate from minimum dimensions of RSF-3. ii. Minimum lot width of 55’ iii. Minimum lot area of 6,875 square feet iv. A side setback of 7.5’ v. A rear setback of 25’ (two lots will have a rear setback of 20’) b. Measure the lot width for 20 lots not on a cul-de-sac at the required front setback. c. 60% maximum garage frontage d. Open space requirement. i. Does the City Council believe the Hydraulic Green Corridor should count towards the open space requirement? ii. If not, are there site constraints and public benefits provided that justify deviating from the 12% open space requirement? iii. Alternatively, would the Council prefer to see smaller lot depths/sizes and rear yard setbacks in order to accommodate more open space? Page 26 of 28 e. PUD benefits. i. Stormwater management design to include off-site drainage. ii. A variety of home exterior designs (12 styles submitted). iii. An internal private trail/sidewalk system that provides view sheds of a Hydraulic Green Corridor. iv. Improve public streets (if necessary) depending upon Maple Hill Road Feasibility Study. v. A 60’ setback from Maple Hill Road. vi. Collaboration with adjoining landowners. vii. Lot size variety. viii. Extensive internal landscaping. ix. Use of native plants in landscaping. x. Use of preferred trees in landscaping. f. Landscaping i. Does a 25’ setback for the buffer yard meet the intent of the buffer yard ordinance since both nearby PUDs have a rear setback of 25’ approved? ii. Instead of preserving this space (with no required plantings) under a conservation easement, staff propose the PUD approvals and HOA documents clarify this area is subject to the buffer yard requirements. g. Sidewalks i. What are the City Council’s thoughts on staff’s recommendation for the sidewalk to wrap around the internal block of homes to provide a continuous path and minimize street crossings? h. Fence i. What are the City Council’s thoughts on staff’s recommendation on the proposed fence for screening from the property to the north? 3. Preliminary Plat a. If all other requests are approved, the preliminary plat complies with the applicable ordinances and requirements. The requirements of the staff report and engineering memo may result in some changes to the lot layout. 4. Should the Council find the PUD application is in conformance with City standards, then the Council should discuss the required off-site roadway improvements as compared to the alternative plan proposed by the applicant. As a reminder, staff noted the following: a. Full road improvements on Maple Hill Rd are necessary for the entirety of Maple Hill because the full roadway will be used to serve the development. b. City practice is for roadway improvements to be extended to the property line of the subject property. i. This is an area where the City could provide some flexibility. Page 27 of 28 ii. However, street improvements will be required to support emergency access in the northwest corner of the property. 1. This could be re-evaluated with a financially secured commitment for the off-site extension of Fir Lane N to the southeast boundary of the subject property which would provide this development with an alternative second access point. c. There may be an opportunity to be flexible on design on the west side of Maple Hill Rd to minimize the improvements required with this development, such as the placement of the curb which could be later expanded with the development of the property to the west. d. There may be an opportunity to be flexible with the required sidewalk improvements on the east side of Maple Hill Rd, such as across the exception piece and along the Bass Lake Crossing western boundary. e. All off-site turn lanes called out in the feasibility study are required. G. Conclusion Staff reviewed the plan for consistency with the application standards outlined in the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance (as well as other City Code provisions). The staff report discusses the outstanding issues that must be addressed, and conditions are included in the enclosed resolutions to address these issues. The Planning Commission recommended approval of the project without changes to the proposed open space. The City has discretion when reviewing a PUD. The City Council may find that the standards for one or more components of the application have not been met and may vote to deny the project. Should the Council decide to deny the project, findings of fact should be provided to staff to be brought back at the July 11, 2024, City Council meeting for the final decision. 5. Recommendation Planning Commission and staff recommend approval of the following: a. Ordinance 2024-528 Rezoning to PUD i. 4/5 Majority of Seated Council Required b. Summary Ordinance 2024-529 for Publication i. 4/5 Majority Required c. Resolution 2024-72 Approving Findings of Fact for Rezoning d. Resolution 2024-73 Approving Preliminary PUD Development Plan e. Resolution 2024-74 Approving Preliminary Plat Attachments: 1. Ordinance 2024-528 Rezoning to PUD Page 28 of 28 2. Summary Ordinance 2024-529 for Publication 3. Resolution 2024-72 Approving Findings of Fact for Rezoning 4. Resolution 2024-73 Approving Preliminary PUD Development Plan 5. Resolution 2024-74 Approving Preliminary Plat 6. City Engineer’s Memo – Civil Review 7. City Engineer’s Memo – Stormwater Review 8. Infrastructure Feasibility Study 9. Public Safety Memo 10. Applicant’s Narrative 11. Letter from Applicant’s Attorney 12. Preliminary Plans City of Corcoran June 27, 2024 County of Hennepin State of Minnesota ORDINANCE NO. 2024-528 Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 23-034) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification of the City of Corcoran Zoning Map from Single-Family Residential (RSF-2) to Planned Unit Development (PUD), on property legally described as follows: See Attachment A Section 2. This amendment shall take effect upon adoption of the resolution approving the final PUD plan for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Ordinance is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator Agenda Attachment Item: 8d1. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota ORDINANCE NO. 2024-528 Page 2 of 2 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota Page 1 of 1 ORDINANCE NO. 2024-529 Motion By: Seconded By: CITY OF CORCORAN SUMMARY OF ORDINANCE NO. 2024-528 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CORCORAN CITY CODE TO CLASSIFY CERTAIN LAND LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 23-034) Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended to revise the City of Corcoran’s Zoning Map. 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 Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Ordinance is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator Agenda Attachment Item: 8d2. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-72 Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR PROPERTY LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 23-034) WHEREAS, Trek Real Estate and Development and Hempel Real Estate, DBA Emerald Rose LLC (the “applicant”) requests approval to rezone 38.16 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council adopted an ordinance rezoning the affected parcel from Single- Family Residential (RSF-2) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: 1.The planned development is not in conflict with the Comprehensive Plan. The land is guided for Low-Density Residential which allows for single-family development at a density of 3 to 5 units per acre. The planned development is consistent with the land use guidance. 2.The planned development is not in conflict with the intent of the underlying zoning district. The underlying zoning district will revert to Single-Family Residential (RSF-3) with the rezoning request to Planned Unit Development. The planned development, consisting entirely of single-family homes, is consistent with the purpose and intent of the RSF-3 district. 3.The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The PUD allows the applicant to request flexibility from the performance standards in the ordinance in exchange for a high-quality development than might otherwise be expected. 4.The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. There are design components of this development that are reliant on an adjacent development that is proposed. However, the plans can be revised as necessary should the adjacent development not move forward on a shared timeline. 5.The planned development will not create an excessive burden on parks, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The proposed PUD is coming in at a density that was expected for this area when the City last updated the Parks and Trails plan in the 2040 Comprehensive Agenda Attachment Item: 8d3. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-72 Page 2 of 3 Plan. The development is contingent on the completion of all off-site improvements required to support the development as identified in the infrastructure feasibility study. Trunk sewer is available on site. Water pressure and supply are adequate to serve the site. 6. The planned development will not have an adverse impact on the reasonable enjoyment of the neighboring property. The planned development will provide a compatible use to the existing and proposed residential uses to the north, east, and south. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities, and public facilities. It shall maintain and enhance natural resources within the development and create a public benefit that is greater than what would have been achieved through the strict application of the primary zoning regulations. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-72 Page 3 of 3 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 1 of 7 Motion By: Seconded By: APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN FOR “CHASTEK FAMILY FARM” LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 23-034) WHEREAS, Trek Real Estate and Development and Hempel Real Estate, DBA Emerald Rose LLC (the “applicant”) requests approval of “Chastek Family Farm” a single-family residential subdivision on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for preliminary PUD plan, subject to the following conditions: 1.A preliminary planned unit development (PUD) plan is approved for “Chastek Family Farm”, in accordance with the plans and application received by the City on December 19, 2023, January 15, 2024, January 18, 2024, March 20, 2024, April 9, 2024, April 10, 2024, April 11, 2024, and April 24, 2024, except as amended by this resolution. 1.The preliminary PUD plan is approved based on the finding that the proposed project is consistent with the City’s Comprehensive Plan and the PUD standards in the ordinance. 2.Approval is contingent upon City Council approval of the requested rezoning and preliminary plat (Ordinance 2024-528 and Resolution 2024-74). 2.The applicant shall comply with all requirements of the Public Safety memo dated February 7, 2024. 3.The applicant shall comply with all requirements of the City Engineer’s memo for civil review dated April 24, 2024. 4.The applicant shall comply with all requirements of the City Engineer’s memo for stormwater review dated April 24, 2024. 5.The applicant shall comply with all requirements of the Infrastructure Feasibility Study dated December 2023. 6. The development is subject to review and approval by the Elm Creet Watershed. The applicant is required to secure all permits and approvals from the watershed. 7.Should the adjacent development not move forward on a shared timeline, the plans for this development are subject to modifications as approved by the City Engineer. This may include temporary turnarounds, easements, and other modifications to drainage. Agenda Attachment Item: 8d4. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 2 of 7 8. There must be at least two accesses to the site to allow for circulation of emergency vehicles. One access can be satisfied with an emergency access in the northwest corner of the site. 9. All uses (allowed, accessory, conditional, interim, or administrative permit) identified in the single-family residential zoning districts (RSF-1, RSF-2, and RSF-3) are permitted uses within this PUD, subject to the standards in Section 1040.040, 1040.045, and 1040.050. 10. PUD flexibility is granted for the following: a. The following lot standards will prevail over the RSF-3 district standards: Minimum Lot Area 6,875 square feet Minimum Lot Width 55 feet Minimum Principal Structure Setbacks - Front 20 feet - Front (porch less than 120 sq. ft.) 15 feet - Side 7.5 feet - Rear 25 feet Maximum Principal Building Height 35 feet Impervious Surface Coverage 45% b. A rear setback of 20 feet is granted for Lots 28 and 87 as referred to on the preliminary plat. c. The required lot width will be measured at the minimum front lot setback for the following lots as indicated on the preliminary plat: Lots 15-19, 28, 30, 31, 44, 81-87, and 111-114. d. A maximum garage frontage of 60%. 11. In exchange for this flexibility, the developer will: a. Stormwater management design that includes off-site drainage. b. A variety of home exterior designs. i. A minimum of 12 different styles are required. c. An internal private trail/sidewalk system that provides view sheds of a hydraulic corridor. d. Improvements of Maple Hill Road in addition to the Maple Hill Road / County Road 10 intersection to the benefit of existing and future development in addition to this development. e. A 60’ setback from Maple Hill Road. f. Collaboration with adjoining landowners. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 3 of 7 g. Lot size variety. i. Fifty-three percent of the proposed lots will exceed a lot area of 7,500 square feet. h. Extensive internal landscaping that exceeds 120% of the required landscaping required by the Zoning Ordinance. i. Reliance on native plants in landscaping for a majority of the proposed landscaping. j. Reliance on the preferred tree list in the Northeast District Plan (Appendix C) for a majority of the proposed tree species. 12. A fence on the north property line of Outlot A is allowed but must be placed as close to the northern property line as possible and can be located no further west than the west property line of Lot 35. 13. Access to the exception piece must be provided via a local street within this development as required by the feasibility study. 14. A 25-foot rear setback must be applied to Lots 1-16 and 45-59 to comply with the City’s buffer yard ordinance in Section 1060.070, Subd. 2(J) of the Zoning Ordinance. This setback is subject to the use limitations outlined in Section 1060.070, Subd. 2(J)(1)(i) and applies to accessory structures as well as the principal dwelling. a. This limitation must also be outlined in the Homeowners Association documents. 15. Park dedication shall be satisfied by a combination of land and cash-in-lieu of land for the PUD. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 116 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails that do not exist today as guided by the Comprehensive Plan. c. The developer will receive park dedication credit for the portion of the trail easement that is not located in a wetland, wetland buffer, or the public right-of-way. d. Cash-in-lieu of land will be used only for the acquisition and development of parks recreational facilities, playgrounds, trails, wetlands, or open spaces based on the approved park plan in the Comprehensive Plan. e. Park dedication funds will be collected at the time of the final plat in accordance with the City Code requirements adopted at the time the final plat is approved. 16. A Homeowners Association will be responsible for ongoing maintenance of all outlots, common areas, and sidewalks in the development. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 4 of 7 a. Association documents must be provided for review and approval with the final PUD application. b. The Association documents must also identify the limitations of the lots subject to a rear yard buffer of 25’. 17. All permanent wetland buffer monument signs must be erected along wetland buffer lines as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland buffer signs must be purchased from the City. b. Wetland buffer signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. Wetland buffer sign locations must be revised as wetland buffer widths are finalized. e. The installation of the wetland monument buffer signs according to the approved plan must be certified by a registered land surveyor. f. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. g. For buffers to be established, a plan identifying the establishment and maintenance procedures shall be provided at the time of Final Plat to be approved by the City’s Wetland Specialist. i. The City’s Wetland Specialist will provide final approval for the seeding mix to be utilized in the wetland buffer. 18. A permanent sign permit is required for the proposed entrance monument. a. The entrance monument must comply with Chapter 82 of the City Code. 19. All example house elevations must include dimensions, architectural elements, materials, and material percentages with the submittal of the final plat to confirm compliance with Section 1040.040, Subd. 8 of the Zoning Ordinance. 20. All house elevations must be submitted with building permits with dimensions, materials, and building material percentages to confirm compliance with Section 1040.040, Subd. 8 of the Zoning Ordinance. 21. Prior to submittal of the PUD final plan and final plat, revised preliminary plans must address the following: a. Minimum and maximum wetland buffer widths on all wetlands must be provided. b. Wetland buffer monument sign locations must be revised to show where buffers cross property lines or have a change in contour with a maximum spacing of 200’. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 5 of 7 c. The plans must be revised to confirm the standard of 12% open space is satisfied based on the pre-development net acres. i. Detailed calculations to confirm the open space upland of each outlot must be provided as outlined in Section 1040.10, Subd. 6(C)(II). d. The trail easement must be revised to wrap around Lot 44 before going to the east property line to align with the trail easement to be dedicated by Fairway Shores Villas at Cook Lake. i. The trail must be located at least 5’ outside of any required wetland buffers. e. Drainage and utility easements are required as outlined in the Engineering Memo. f. The preliminary plat must show the buffer yard area to be placed in a conservation easement around the perimeter of the exception piece zoned RSF-2. i. The required buffer plantings based on the width of the buffer yard must be placed within this conserved buffer area. ii. A conservation easement and maintenance agreement must be recorded with the final plat. g. Streetlighting must be shown on the development plans. i. Final locations will be approved with the final plat. ii. Lighting must comply with Section 1060.040 of the Zoning Ordinance. h. Access to the exception parcel via an internal street must be shown. i. The development entrance shall be moved south to align with the access road shown in the Southeast District Plan (Appendix B). i. The drive lanes at the entrance of the site shall be a minimum width of 20’ unless otherwise approved by Public Safety. j. A sidewalk shall be provided around the internal block of lots. 22. The development shall comply with the City’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrant, fire department connections and fire lane signage. 23. The new public streets shall follow the City’s street naming policy. 24. An encroachment agreement shall be required for all site improvements or items placed within the City rights-of-way or easements. 25. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 6 of 7 26. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 27. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 28. All landscaping in rear yards and common areas shall be planted and inspected by the City within one year of issuance of a building permit. 29. Trees in the front yard shall be planted prior to issuance of certificate of occupancy for single-family homes unless an alternative timeline is approved by the City. 30. Sign permits will be required prior to construction of any signs. 31. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of approved locations provided to the City. 32. Prior to release of final plat for recording, the applicant must enter into the following: a. A development agreement, including a financial guarantee to protect the work. b. A stormwater maintenance agreement. c. A conservation easement and maintenance agreement. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-73 Page 7 of 7 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-74 Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMIINARY PLAT FOR “CHASTEK FAMILY FARM” LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 23-034) WHEREAS, Trek Real Estate and Development and Hempel Real Estate, DBA Emerald Rose LLC (the “applicant”) requests approval of “Chastek Family Farm” a single-family residential subdivision on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for preliminary plat, subject to the following conditions: 1.A preliminary planned unit development (PUD) plan is approved for “Chastek Family Farm”, in accordance with the plans and application received by the City on December 19, 2023, January 15, 2024, January 18, 2024, March 20, 2024, April 9, 2024, April 10, 2024, April 11, 2024, and April 24, 2024, except as amended by this resolution. 2.Approval is contingent upon City Council approval of the preliminary PUD plan for “Chastek Family Farm”. The applicant shall comply with all conditions of the preliminary PUD plan approval (Resolution 2024-73). 3.The preliminary plat must be revised per the requirements as noted in Resolution 2024-. 4.Park dedication is due as required by the PUD approvals, prior to the release of the final plat for recording. 5.The applicant shall comply with all requirements of the City Engineer’s memo for Civil Review, dated April 24, 2024. 6.The applicant shall comply with all requirements of the City Engineer’s memo for stormwater, dated April 24, 2024. 7.Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. Agenda Attachment Item: 8d5. City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-74 Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of June 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Nalisha Williams – Assistant City Administrator City of Corcoran June 27, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-74 Page 3 of 3 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. Memo To: Kevin Mattson, Public Works Director From: Kent Torve, City Engineer Steve Hegland, PE Project: Preliminary Plat Review Chastek Farm Development Date: April 24, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Pre-Plat Pre-PUD Plans Rev 03 – Chastek Farm PUD dated 04/09/2024 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. In addition to engineering comments, the proposed plans are subject to review by planning, zoning, and land-use and shall meet other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 5. Provide to the City copies of the well abandonment and septic system removal when they are completed. 6. The development shall comply with the conditions and requirements as outlined in the Infrastructure Feasibility Study for the development. 7. The development shall be responsible for constructing all improvements in accordance with the Engineering Design Standards and City of Corcoran Standard Details. Plat: 1. The entirety of Outlot D shall be encompassed by drainage and utility easement. 2. Show limits of HWL for wetland along south property boundary. Drainage and utility easement shall fully encompass the areas within the HWL. 3. Access easement over south of parcel shall be removed or vacated. 4. Expand easements behind lots 54 & 55 to ensure 1:1 slope for access to pipe invert. 5. Adjust building pads for lots 12-17 to be out of easements. 6. Easement for lot 44 does not provide 10’ of easement on the west side of watermain. 7. Provide adequate easement along storm sewer pipe between STMH 123 and STMH 122 Agenda Attachment Item: 8d6. April 24, 2024 Chastek Farm Kevin Mattson, Public Works Director Page 2 of 4 Erosion Control/SWPPP 1. Include proposed surface contour labels on erosion control sheets. 2. Erosion control plan will be reviewed further at time of final plat. 3. Provide completed SWPPP for final plat review. Transportation 1. All 28’ roads shall be signed no parking on one side of the roadway with no parking signs required within all cul-de-sacs. Final sign location to be coordinated at time of final plat. 2. Improvements to Maple Hill Road and the intersection of Maple Hill Road and County Road 10 were identified as being necessary to support the development with the Infrastructure Feasibility Study. Development shall be responsible for all of the necessary improvements as outlined in the Infrastructure Feasibility Study. 3. All pedestrian ramps shall be ADA compliant and detailed designs shall be provided for all landings showing elevations in compliance with those requirements. 4. B618 curb and gutter should be used in areas adjacent to greenspace as well as around intersection radii. 5. Typical section for streets, sidewalk, and trails to reference Corcoran standard detail typical sections. 6. Horizontal and vertical alignments will be reviewed at time of final plat for compliance with grade, curve, and design speed requirements. 7. Roadways are terminated at shared property boundary with proposed development to the east. If development does not occur, temporary turnarounds would need to be incorporated into development. Continue to coordinate street connections to Fairway Shores development to the east. 8. For final plat, construction plans to include sheets with locations for all no parking, stop and street signage. 9. Drive lanes at entrance to be 20’ in width, or other as approved by emergency management. 10. Maximize radius as possible where Street A is adjacent to Outlot D. 11. Provide radius’ on trails where allowable to avoid jogs in trail, especially as it is through greenspace. 12. Trail along south side of Street A should be extended to eastern intersection and crossing to sidewalk at Lot 45. Trail crossing should also be incorporated at Private Street C and Lot 87. Once Trail locations are finalized with crossings, it will be reviewed with the pedestrian crosswalk polity. Curb extensions should be incorporated where possible with crossing locations. 13. Trail crossing shall be provided at intersection of Street A and Entrance Road. 14. Main Entrance to Maple Hill Road appears to be approximately 80’ north of the access road shown in the SE District Plan. Access road should be adjusted south one lot. 15. The private trail along the internal looped section of the development should be concrete and not bituminous. 16. The bituminous trail adjacent to Private Street C should be separate from the roadway by at least 5’ to allow for the private road and public trail to be maintained separate from one another. Site Plans 1. The existing and proposed drainage and utility easements shown shall be clearly labeled on all plan drawings. The wetland buffer zones shall also be clearly identified and labeled. April 24, 2024 Chastek Farm Kevin Mattson, Public Works Director Page 3 of 4 2. Proposed wetland buffer signs to be shown at all angle points and property corners on wetland buffer boundary. 3. Street lighting locations shall be reviewed by public safety and final lighting locations shall be determined at the time of final plat. 4. An access easement shall be provided over Outlot D to allow for future roadway access for exception parcel should it be developed in future. Grading /Stormwater 1. The grading plans shall clearly identify whether designated wetland buffers within the site are to utilize existing vegetation or if new vegetation will be established for the buffers. If existing vegetation is to be utilized, the vegetation shall be approved by the City Wetland specialist. For buffers to be established, a plan identifying the establishment and maintenance procedures shall be provided at the time of Final Plat. The establishment plan shall identify specific seed mixes with the type and rates at which the mixes shall be applied. 2. Include contour labels on existing and proposed contours for grading plan and existing conditions sheets. 3. Display NWL for wetlands on storm sewer and grading plans. 4. Pond accesses to be 12’ minimum. 5. Area is rear of lots 77-79 is flat and at the HWL of the adjacent drainage ditch. This area should be raised and sloped to ensure it drains adequately and is usable space. 6. Add storm sewer behind lots 40 and 41 to collect water from rear yard swales vs draining it across the trail. 7. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. 8. All drainage swales shall be fully encompassed by D&U easements. 9. Sump pump connections will be required for all lots with a basement which don’t abut a wetland or stormwater BMP. 10. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity at the time of final plat. This could impact the location and quantity of storm structures. 11. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces on both grading and storm sewer sheets. 12. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. 13. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 14. Review conflicts between watermain and storm sewer and areas where storm sewer crosses watermain. All utility crossings shall be shown on profiles. 15. For final plat, include note on plans pertaining to use of trash guards as specified by the Corcoran standard detail. 16. Include drain tile inverts on OCS 300 detail. 17. Model localized ponding around catch basin inlets where EOF freeboard requirements are on the verge of not being met. 18. Coordinate grading at east property boundary to tie into grading for Fairway Shores development. 19. Adjust road so that FES 701-702 will be able to be installed below road section. April 24, 2024 Chastek Farm Kevin Mattson, Public Works Director Page 4 of 4 Watermain/Sanitary Sewer 1. Plan and profiles for all utilities shall be provided at the time of final plat submittals. 2. Valve locations to be reviewed at time of final plat. Generally, valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. 3. Hydrant spacing to be reviewed by public safety at time of final plat. 4. Invert at trunk sanitary connections shall be at spring line of trunk sewer or higher. 5. Ensure all watermain tees, bends and fittings are labeled and drawn correctly on plans. 6. Fence along Lot 44 shall not be over watermain. 7. Extend watermain adjacent to entrance road so that it can be looped to the west in the future. 8. Sanitary sewer connection to existing manhole to be core drilled with a water-tight boot. 9. For final plat, note locations on utility plan where insulation will be required for watermain-storm crossings. 10. Coordinate utility connections to Fairway Shores development to the east. 11. Include plan for installing watermain around box culvert crossings. End of Comments Memo To: Kevin Mattson, Public Works Director From: Kent Torve, City Engineer Steve Hegland, PE Project: Preliminary Plat Stormwater Review Chastek Farm Development Date: April 24, 2024 Exhibits: This Memorandum is based on a review of the following documents: ·Preliminary Plans - Chastek Pre-Plat, Pre-PUD revised 4/8/2024. ·Narrative-Chastek Farm Pre-Plat dated 4/9/2024. Comments: 0.0 General: ·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. ·Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. o Watershed process will first involve receiving City authorization to submit to ECWMC. 1.0 Adjacent Development ·If the adjacent development to the east (Fairway Shores) does not proceed or does not have the same construction timing, then Trek must obtain an easement or other landowner permission to install the property line drainage with this development. 2.0 Site System Modifications As first mentioned in the feasibility study, urbanization into rural conveyances may have offsite impacts from additional volume and also the change in land cover and hydrologic response to rain events. This parcel is challenging due to pass through drainage from the west (future Downtown) and south (Bass Lake Crossings), along with urbanization of the site itself and existing Maple Hill Estates to the north. Further analysis is warranted but a summary is provided below of the most recent plans submitted. Hydraulic Green Corridor/Central Channel ·The central channel/ditch/green corridor shall be modified to provide more gradient at 1.5% or 2%). Current design shows 1 foot difference that is non-standard according to Corcoran standards for swales and the flat profile would be problematic for maintenance. Potentially a filtration draintile could also be incorporated into the design. Main Discharge--Northeast Agenda Attachment Item: 8d7. April 2024 Chastek Farm Kevin Mattson, Public Works Director Page 2 of 3 · The current design and model output appears to show that offsite conveyance improvements are warranted discharge. The 42-inch by 96-inch box culvert discharges are significant such as; o Flow rate of 95 Cubic Feet Per Second (CFS) in the 10 year event with a velocity of 6 feet per second (FPS), and o Flow rate of 152 CFS for the 100-year event at 7 FPS. o The immediate downstream conveyance is grass/natural rear yard swale of Maple Hill Estates. o The City will provide engineering requirements for the necessary offsite analysis and if requested can help coordinate with the adjacent property owner for access to verify existing infrastructure to be analyzed. Wetland Discharge—North Central This wetland receives drainage from west of Maple Hill Road and currently flows into the agricultural land and eventually conveyed by swale to a north wetland that is shared with rear yards of Maple Hill Estates. · The current design shows the drainage blocked and diverted directly to the north central wetland. The grading plan would affect the neighboring property including an existing garage with this change in flow direction. The engineering review (at preliminary plan stage) suggests the development shall convey this flow directly to the east into the central channel and will involve WCA approval. The modification (if approved by WCA) will lessen impacts on Maple Hill Estate and will be reviewed for potential impacts to the existing resident/garage. At a minimum, conveying the runoff along the shared lot line, where it did no previously go, is not allowed. This runoff must be captured and managed which could impact lot layout and counts near lots 28-30. Internal Low Floors · The low floor elevation for the internal channel and ponds appears to be a minimum of 965.8 with street EOF labeled at 963.8. A few changes to individual lot types (WO/LO/SOG) would be necessary. This may change with a modified design. Alternative Designs · It appears in concept that the northeast configuration could be modified for Ponds 200P, 300P and filtration may be incorporated into a larger BMP with a perimeter filtration shelf. o WMO coordination and approval would be required. 3.0 Plan and Modeling Comments Erosion Control/SWPPP 1. Include proposed surface contour labels on erosion control sheets. 2. Erosion control plan will be reviewed further at time of final plat. 3. Provide TRM from the EOF to the downstream toe of slope or NWL. Modeling April 2024 Chastek Farm Kevin Mattson, Public Works Director Page 3 of 3 1. Submit electronic HydroCAD models for review. 2. Include sub catchment areas and impervious percentage on drainage figures. 3. Show all pond node labels on the existing and proposed drainage figure. Plans 1. Label upstream HWLs for all culvert crossings. 2. Show the scaled width of box culverts on plan sheets to allow review of other utility conflicts. 3. Provide drain tile slopes and inverts elevations. 4. Provide a minimum of 1’ of separation from the HWL to the EOF and an additional 1’ from EOF to top of berm. 5. Label NWL for wetlands on storm sewer and grading plans 6. Provide Corcoran standard detail plates for EOF, Basin, and OCS structure. Stormsewer 1. Provide rational method calculation spreadsheet. 2. Final plans to include profile sheets for all pipe runs. 3. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. End of Comments Chastek Parcel Infrastructure Feasibility Study December 2023 Prepared for: City of Corcoran, MN 8200 County Road 116 Corcoran, MN 55340 Prepared by: Stantec Consulting Services Inc. One Carlson Parkway, Suite 100 Plymouth, MN 55447 Project Number: 06190 - 119 Agenda Attachment Item: 8d8. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Table of Contents December 2023 Project Number 06190 - 119 Table of Contents 1.0 INTRODUCTION .......................................................................................................... 1.1 2.0 TRANSPORTATION .................................................................................................... 2.1 2.1 BACKGROUND ............................................................................................................ 2.1 2.2 PROPOSED DEVELOPMENT CHARACTERISTICS ................................................... 2.1 2.3 EXISTING CONDITIONS ............................................................................................. 2.1 2.4 TRAFFIC FORECASTS ............................................................................................... 2.2 2.5 TRAFFIC ANALYSIS .................................................................................................... 2.3 2.6 FINDINGS .................................................................................................................... 2.4 3.0 SEWER AND WATER ................................................................................................. 3.6 3.1 SEWER ........................................................................................................................ 3.6 3.2 WATER ........................................................................................................................ 3.6 3.3 FINDINGS .................................................................................................................... 3.7 4.0 WATER RESOURCES ................................................................................................. 4.8 4.1 REGULATORY OVERVIEW ......................................................................................... 4.8 4.2 WATERSHED SETTING AND LAND USE ................................................................... 4.8 4.3 WETLANDS ................................................................................................................. 4.9 4.4 FINDINGS .................................................................................................................... 4.9 5.0 FINANCING .........................................................ERROR! BOOKMARK NOT DEFINED. 5.1 SUMMARY ................................................................................................................... 5.1 6.0 CONCLUSIONS AND RECOMMENDATIONS ............................................................ 5.1 TRANSPORTATION ................................................................................................................ 6.1 SEWER AND WATER ............................................................................................................. 6.1 WATER RESOURCES ............................................................................................................ 6.1 TABLE Table 1 Weekday Trip Generation Table 2 Weekday A.M. Peak Hour Traffic Volumes Table 3 Weekday P.M. Peak Hour Traffic Volumes Table 4 Weekday A.M. Peak Hour Level of Service Results Table 5 Weekday P.M. Peak Hour Level of Service Results FIGURE Figure 1 Site Plan CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Table of Contents December 2023 Project Number 06190 - 119 APPENDICES Appendix A Construction Plan 2012 Trunk Water and Sewer and Bass Lake Crossing Appendix B Water Modeling Results Appendix C Stormwater Modeling Guidelines CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Introduction December 2023 Project Number 06190 - 119 1.0 Introduction Trek Development, Inc. is proposing to construct a residential development at 7600Maple Hill Road (PID 2511923120002). The parcel is located east of Maple Hill Road and north of the existing Bass Lake Crossing development. The parcel is currently being utilized for agricultural purposes and was previously used as a greenhouse operation for the Chastek family. The land is being proposed as a residential development with 120 single family homes. The Feasibility Study is the basis for understanding the impacts on public infrastructure by the proposed development. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation December 2023 Project Number 06190 - 119 2.0 Transportation 2.1 Background This study examined weekday traffic impacts of the proposed residential development on Maple Hill Road as well as the intersection of Maple Hill Road and County Road 10. 2.2 Proposed Development Characteristics The proposed development consists of 120 single family dwelling units. The primary access will be provided from Maple Hill Road with additional road connections being provided to the adjacent parcel (PID 2511923110001). Development within the adjacent parcel would ultimately provide a secondary access to the site via Fir Lane which connects to CSAH 10. The proposed development is adjacent to the Downtown District as identified in the SE District Plan. Pedestrian and multimodal connections to this district shall be incorporated into the development plan which may include elements from the Pedestrian Crosswalk Policy. The development proposes a main access to Maple Hill Road which is approximately 500 feet north of the southern lot line of the parcel. The SE District plan provides identifies several roadway connections along the west side of Maple Hill Road. As Maple Hill Roadway is identified as a Connector Street in the SE District Plan, the access locations between this development and the Downtown District should be aligned to ensure the intersections operate in a safe and efficient manner. In the Northwest corner of the development a private roadway is identified to service the homes north of the exception parcel. This area should be further reviewed at the time of the preliminary plat to show how access will be provided to the exception parcel from the local roadways and not from Mapel Hill Drive should the exception parcel be redeveloped in the future. 2.3 Existing Conditions The site was previously utilized for greenhouse/commercial purposes with a driveway access to Maple Hill Road. The greenhouse/commercial operation has been removed and the land is currently agricultural/vacant. Maple Hill Road is a two-lane paved local roadway which is in poor condition. Near the site location, CSAH 10 is a two-lane undivided roadway with eastbound and westbound left and right turn lanes at Fir Lane but no turn lanes are present at Maple Hill Road. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation December 2023 Project Number 06190 - 119 It is the City’s understanding that a private access easement exists which provides rights for an access to the adjacent parcel (PID 2511923110001) across the southern boundary. A copy of the easement shall be provided to the City and the private transaction terminating this agreement shall be provided to the City during the site plan approvals. Existing road conditions near the proposed project location are described below. CSAH 10/Maple Hill Road - This three-way intersection is controlled with a stop sign on the southbound approach. Both the eastbound and westbound approaches are only through lanes with no turn lanes. The southbound approach is unstriped and is not widened for multiple turn lanes. Weekday traffic volume data was recorded at the existing intersection in November, 2023. Existing traffic volume data is presented later in this report. 2.4 Traffic Forecasts To adequately address the impacts of the proposed project, forecasts and analyses were completed for the 2026 build and no build scenarios assuming a three year buildout for the development. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the following scenarios: · 2023 Existing. Existing volumes were determined through traffic counts at the subject intersections. The existing volume information includes trips generated by existing uses near the project site. · 2026 No-Build. Existing volumes at the subject intersections were increased by 2.7 percent per year to determine 2026 No-Build volumes. The 2.7 percent per year growth rate was calculated based on traffic forecast information presented in the Corcoran Comprehensive Plan. · 2026 Build. Trips generated by the proposed development were added to the 2026 No-Build volumes to determine 2026 Build volumes. The expected new development trips were calculated based on data presented in Trip Generation, Eleventh Edition, published by the Institute of Transportation Engineers. These calculations represent total trips that will be generated by the proposed development. The resultant trip generation estimates are shown in Table 1. Table 1: Weekday Trip Generation for Proposed Project Land Use (ITE Code) Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Single Family (210) 120 DU 21 63 84 71 42 113 1132 Note: DU=dwelling units Trip distribution percentages for the subject development trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the subject development in relation to major attractions and population concentrations. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation December 2023 Project Number 06190 - 119 The distribution percentages for trips generated by the proposed development are described below: · 70 percent to/from the east on CSAH 10 · 30 percent to/from the west on CSAH 10 Development trips from Table 1 were assigned to the surrounding roadway network using the preceding trip distribution percentages. Traffic volumes were established for all the forecasting scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant peak hour volumes are shown in Tables 2 and 3. Table 2: Weekday A.M. Peak Hour Traffic Volumes CSAH 10/Maple Hill Rd EBL EBT WBT WBR SBL SBR 2023 Existing 2 467 165 9 34 19 2026 No-Build 2 506 179 10 37 21 2026 Build 8 506 179 25 81 40 Table 3: Weekday P.M. Peak Hour Traffic Volumes CSAH 10/Maple Hill Rd EBL EBT WBT WBR SBL SBR 2023 Existing 24 204 454 46 42 11 2026 No-Build 26 221 492 50 45 12 2026 Build 47 221 492 100 74 25 2.5 Traffic Analysis Traffic analyses were completed for the subject intersections for all scenarios described earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial analysis was completed using existing geometrics and intersection control. Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection operation, with little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. The following is a detailed description of the conditions described by each LOS designation: · Level of service A corresponds to a free flow condition with motorists virtually unaffected by the intersection control mechanism. For a signalized or an unsignalized intersection, the average delay per vehicle would be approximately 10 seconds or less. · Level of service B represents stable flow with a high degree of freedom, but with some influence from the intersection control device and the traffic volumes. For a signalized intersection, the average delay ranges from 10 to 20 seconds. An unsignalized intersection would have delays ranging from 10 to 15 seconds for this level. · Level of service C depicts a restricted flow which remains stable, but with significant influence from the intersection control device and the traffic volumes. The general level of comfort and convenience changes noticeably at this level. The delay ranges from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this level. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation December 2023 Project Number 06190 - 119 · Level of service D corresponds to high-density flow in which speed and freedom are significantly restricted. Though traffic flow remains stable, reductions in comfort and convenience are experienced. The control delay for this level is 35 to 55 seconds for a signalized intersection and 25 to 35 seconds for an unsignalized intersection. · Level of service E represents unstable flow of traffic at or near the capacity of the intersection with poor levels of comfort and convenience. The delay ranges from 55 to 80 seconds for a signalized intersection and from 35 to 50 seconds for an unsignalized intersection at this level. · Level of service F represents forced flow in which the volume of traffic approaching the intersection exceeds the volume that can be served. Characteristics often experienced include long queues, stop-and-go waves, poor travel times, low comfort and convenience, and increased accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for an unsignalized intersection correspond to this level of service. The LOS results for the study intersections are presented in Tables 4 and 5. Table 4: Weekday A.M. Peak Hour Level of Service Results CSAH 10/ Maple Hill Road EBL EBT WBT WBR SBL SBR Intersection 2023 Existing A A A A B B A 2026 No-Build A A A A B B A 2026 Build A A A A C C A Table 5: Weekday P.M. Peak Hour Level of Service Results CSAH 10/ Maple Hill Road EBL EBT WBT WBR SBL SBR Intersection 2023 Existing A A A A C C A 2026 No-Build A A A A C C A 2026 Build A A A A C C A Under existing, 2026 No-Build, and 2026 Build, all movements and intersections operate at LOS C or better during the a.m. and p.m. peak hours. 2.6 Findings Based on the traffic forecasts and operations analysis, the following mitigation measures are recommended: · CSAH 10/Maple Hill Road o Construct a dedicated westbound right lane and an eastbound left turn lane on CSAH 10 each 300 feet in length to accommodate additional turning movement traffic. o Construct dedicated southbound left turn and right lanes each 300 feet in length. o At the time of construction, the alignment of the intersection of Maple Hill Road and CSAH 10 shall be reviewed to ensure the proper intersection alignment. The 2040 Comprehensive Plan for Corcoran identifies this roadway ultimately connecting through to Larkin Road along the south side of CSAH 10. This intersection location should be identified with any improvements of the Maple Hill Road/CSAH 10 intersection. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation December 2023 Project Number 06190 - 119 · The main entrance into the site shall be coordinated to align with the roadway connections with the downtown district. The current access locations lands between two of the roadway connections as identified in the SE district plan. · Access for the exception parcel shall be provided via the local street within the development. At the time of preliminary plat, the applicant shall show how this access will be provided to the exception parcel. · Based on the additional traffic generated from the development (1,132 weekday daily trips) and the poor condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic. The roadway shall be improved to provide service to this additional traffic from the northern property line of the development to County Road 10. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Sewer and Water December 2023 Project Number 06190 - 119 3.0 Sewer and Water In 2012, the City of Corcoran extended trunk sewer and water to downtown Corcoran from the Maple Grove border, where MCES had provided access. As part of the 2012 project, both trunk sewer and water were installed along the north edge of the development property. The relevant record plan sheets from this utility project are provided in Appendix A. Additionally, in 2022 the City of Corcoran completed a water system study for the southeast service area which modeled the available fire flow and system pressure within the southeast water system. Results of that study are provided in Appendix B. The study looked at both the available water pressure on the current system supplied by the City of Maple Grove as well as a future City of Corcoran system. 3.1 Sewer The development will be serviced by sewer laterals installed off the trunk line along the north property boundary. This connection should be made at one of the existing manholes or a new watertight manhole may need to be installed over the existing sewer line. The City would prefer a connection to an existing manhole if feasible. The existing sewer system is adequate to service the proposed development. It should be noted that this development drains to the MCES L-80 lift station which has a limited capacity. This development is within the current staging plan and would not cause the lift station capacity to be exceeded based on currently approved development applications. The existing sewer system shall be designed to the City of Corcoran standards as specific pipe materials are utilized for the applicable pressures due to their burial depth. The applicant shall ensure that fill placed over the pipes does not cause additional pressure on top of the pipe network in excess of the City of Corcoran requirements. Adjustments to manholes will likely require additional barrel sections to be added and should not be assumed to be achievable with only rings. If the proposed connection creates a drop manhole, the City will require a spray in manhole liner system to be installed. 3.2 Water Modeling The water supply to this development will be via 8-inch water main lines connected to the trunk system within the development. The demand from 120 single family homes within this development is consistent with the assumed water demands included in the southeast water models. The demand for this development is anticipated to be 0.03 MGD during the average daily demands with a peak water demand of 0.1 MGD. The modeling for this area indicates that the available water pressure for this development is between 44 and 60 psi when supplied by the City of Maple Grove system and between 65 and 85 psi when supplied CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Sewer and Water December 2023 Project Number 06190 - 119 by the City of Corcoran system. Municipal water systems are typically designed with a minimum pressure of 35 psi at all locations in the service area under normal operating conditions. Based on the results of the previous modeling, this development meets this requirement during both water supply scenarios. Additionally, the modeling was reviewed to determine the available fire flow within this development. Available fire flow for low density residentially is typically recommended to be at least 1,000 gpm. The water modeling performed for this area indicated that the available fire flow during both scenarios was in excess of 3,250 gpm. Design Considerations The grading plan shall be reviewed with the existing water system to understand what impacts or mitigation measures may be necessary with additional cut/fill over the trunk lines. Connections to the existing trunk watermain shall be done by cutting in new tee and valve and not wet tapping the trunk watermain. Water looping is required with a stub to the adjacent parcel (PID 2511923110001) for future connection to Bass Lake Crossings as well as a connection or connections to the trunk line within the site and stubs to Maple Hill Road and Maple Hill estates. Looping/stubs will be finalized as the project moves through the construction plan review process. 3.3 Findings · Water pressure and supply are adequate and looping and stubs will be required typical with City policies. · Trunk sewer is available on site and connection locations will be reviewed and directed by City. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Water Resources December 2023 Project Number 06190 - 119 4.0 Water Resources 4.1 Regulatory Overview Stormwater management regulations in the proposed project area would be guided or directed by Corcoran’s Local Surface Water Management Plan (Local Plan) the City’s Guidelines, Stormwater Pollution Prevention Plan (SWPPP) and MS4 requirements. Each of these documents has a larger regulatory context: · The Local Plan reflects the goals, policies and rules of the Elm Creek Watershed Management Commission’s Third Generation Watershed Management Plan (Commission’s WMP). · The SWPPP is a requirement of the City’s stormwater permit, also known as the Municipal Separate Storm Sewer System (MS4) permit. The MS4 permit is issued by the Minnesota Pollution Control Agency (MPCA) which was reissued in October of 2021. · Among other goals, both documents include plans to meet pollutant load reductions calculated in the Elm Creek Watershed Total Maximum Daily Load (TMDL) study. TMDL studies are required for surface waters that are designated as impaired – in other words, those that do not meet one or more State water quality standards. · City guidelines lay out the required modeling parameters, preferred BMPs and some construction materials. City approval is required prior to application for the WMO approval process. Further City review occurs with construction plan approval process. 4.2 Watershed Setting and Land Use Stormwater is manageable for the site and will be subject to City stormwater guidelines, wetland regulations and Elm Creek Watershed approval. Significant drainage flows through this property from south and west and shall be fully incorporated into the stormwater management plan. Drainage/Conveyance · The site drains to the northeast and has significant offsite “run on” from the south and west that will need to be managed. o Offsite run-on cannot be incorporated into the BMP system since it overwhelms the water quality and abstraction requirements for WMO approval. Therefore, diversions to bypass on site BMPS appear to be needed. o The impacts downstream due to the volume of runoff via main discharge to the northeast into Maple Hill Estates shall be reviewed with the site stormwater management plan to determine if offsite improvements are necessary. o Although flow rates will be managed to current level, additional impervious from urbanization creates additional volume and modifies the runoff characteristics where unimproved conveyances may need improvements. o Because this runs to a low lying area with restricted drainage, this additional volume may adversely impact these areas and may require conveyance improvements for this discharge location. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Water Resources December 2023 Project Number 06190 - 119 · Drainage from the west of Maple Hill Road will be urbanized in the future and this development will need to incorporate conveyance for extreme events. · Developments are required to show an EOF path for extreme events and protect the conveyance with an easement. · There is an existing drainage swale from the exception parcel that needs to be incorporated into the site drainage plan. North Wetland · A north central wetland shares drainage with Maple Hill Estates and shall be designed to maintain the wetland characteristics but also review options to limit the impact into Maple Hill Estates. Ponding · The stormwater ponds are shown in concept and these will be modified through the plan review and WMO process. · Abstraction is a requirement of the WMO and City strongly encourages NURP ponds with a filter bench. This approach is efficient for land use and minimizes future maintenance. 4.3 Wetlands Wetlands exist on site as shown and the formal process for wetland delineations and any permitted impacts will need to be followed. These will be further reviewed with the stormwater management plan to ensure wetlands are not adversely impacted by changes in drainage patterns within the site. 4.4 Findings The stormwater shown on the concept plan will be modified during design and approval process. · City stormwater guidelines shall be utilized (see Appendix C) that cover modeling and drainage items. This may be updated by the time of final plat approval. · The discharge location to the northeast shall be reviewed to determine if there are impacts due to additional volume. Additional conveyance improvements may be necessary to accommodate the additional discharge volume. · Drainage to wetlands shall be reviewed with the stormwater management plan to ensure no adverse impacts. · A stormwater area charge may be adopted by the City prior to final platting and this development may be subject to costs. · For offsite drainage from the west and south, the development shall show conveyance paths, with proper emergency overflows through the site. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Funding Responsibility/Infrastructure Approach December 2023 Project Number: 227704829 5.0 Funding Responsibility/Infrastructure Approach 5.1 Summary The funding responsibility of the development necessary for infrastructure and to mitigate impacts typically follow the approach of: · On-site infrastructure is designed, funded and constructed by the development, offsite easements and construction are typically designed as a City Project but are the funding responsibility of the development. · Improvements to Maple Hill Road and County Road 10 would be designed and managed as a City Project but are the funding responsibility of the development. · If offsite stormwater improvements are determined to be necessary, the City shall determine the approach to the project based on the nature of the improvements. · All trunk sewer, water fees (TLAC), and potentially stormwater area charge will be due at the time of final platting. · Stormwater area charge may be implemented by City prior to final platting and would apply to this development. The financial obligations of the development will be further detailed as the project moves forward and culminates in the Developer Agreement with the overall preliminary plat approval which is updated for each phase of the development. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Conclusions and Recommendations December 2023 Project Number: 227704829 6.0 Conclusions and Recommendations The following infrastructure improvements are feasible and necessary for the development. These improvements are consistent with similar requirements for other developments in Corcoran, and have shown to be necessary for managing the impacts from the additional population: Transportation · CSAH 10/Maple Hill Road o Construct a dedicated westbound right lane and an eastbound left turn lane on CSAH 10 each 300 feet in length to accommodate additional turning movement traffic. o Construct dedicated southbound left turn and right lanes each 300 feet in length. o At the time of construction, the alignment of the intersection of Maple Hill Road and CSAH 10 shall be reviewed to ensure the proper intersection alignment. The 2040 Comprehensive Plan for Corcoran identifies this roadway ultimately connecting through to Larkin Road along the south side of CSAH 10. This intersection location should be identified with any improvements of the Maple Hill Road/CSAH 10 intersection. · The main entrance into the site shall be coordinated to align with the roadway connections with the downtown district. The current access locations lands between two of the roadway connections as identified in the SE district plan. · Access for the exception parcel shall be provided via the local street within the development. At the time of preliminary plat, the applicant shall show how this access will be provided to the exception parcel. · Based on the additional traffic generated from the development (1,132 weekday daily trips) and the poor condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic. The roadway shall be improved to provide service to this additional traffic from the northern property line of the development to County Road 10. Sewer and Water · Sewer and Water · Trunk sewer is available on site and connection locations will be reviewed and directed by City. · Water pressure and supply are adequate and looping and stubs will be required typical of City policies. Water Resources · City stormwater guidelines shall be utilized (see Appendix C) that cover modeling and drainage items. This may be updated by the time of final plat approval. · The discharge location to the northeast shall be reviewed to determine if there are impacts due to additional volume. Additional conveyance improvements may be necessary to accommodate the additional discharge volume. CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Conclusions and Recommendations December 2023 Project Number: 227704829 · Drainage to wetlands shall be reviewed with the stormwater management plan to ensure no adverse impacts. · A stormwater area charge may be adopted by the City prior to final platting and this development may be subject to costs. · For offsite drainage from the west and south, the development shall show conveyance paths, with proper emergency overflows through the site. FIGURE 1 SITE PLAN PONDMAPLE HILL DRIVECOOK LAKE COOK LAKE HIGHLANDS BASS LAKE CROSSING EXCEPTION OHW 942.1POND WETLAND WETLAND WETLAND WETL A N D PICKLE BALL POND FUTURE ACCESS ONTO FIR LANE FIR LANEPONDRUSH CREEK GOLF COURSE POTENTIAL PUBLIC ROW ACCESS POINT TOT LOT POND c 1OFCHASTEK PROPERTY CORCORAN, MINNESOTA TREK DEVELOPMENT7-26-2023 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2022 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS xx I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 1 SITE DATA: GROSS AREA: ±38.1 ACRES WETLAND: ±1.5 ACRES NET DEVELOPABLE AREA: ±36.6 ACRES ZONING: RSF-2 2040 GUIDE PLAN: LD LOW DENSITY RESIDENTIAL (3-5 UNITS/ACRE) PROPOSED 55' SINGLE FAMILY: 120 NET DENSITY: ±3.3 UNITS/ACRE RSF-2 STANDARDS: AREA: 11,000 SF WIDTH: 80' FRONT SETBACK: 20' GARAGE, 15' FRONT PORCH SIDE SETBACK: 10' LIVING SPACE, 5' GARAGE MINIMUM STRUCTURE SEPARATION 15' REAR SETBACK: 30' PROPOSED PUD STANDARDS: WIDTH: 55' FRONT SETBACK: 20' SIDE SETBACK: 7.5' REAR SETBACK: 20' CONCEPT PLAN 11 WETLAND EDGE (ESTIMATED) PROPOSED TRAIL POSSIBLE PUBLIC ROW ACCESS LOCATION PUBLIC ROW LENGTH: 4,500 LF PRIVATE DRIVE LENGTH: 600 LF MAPLE HILL DRIVE LENGTH: 1,330 LF PROPOSED OPEN SPACE: ±7.4 ACRES POND WITHIN OPEN SPACE: ±2 ACRES GROSS PROJECT AREA: 36.6 ACRES PROPOSED OPEN SPACE (EXCLUDING POND): 5.4 ACRES (15% OF PROJECT AREA) APPENDIX A 2012 Construction Drawings APPENDIX B Water Modeling Results Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !(!( !(!( !(!(!( !(!( !(!(!( !( !( !( !( !( !( !( !( NE Water District SE Water District 4567116 456750 456719 456719 456710 456750 456710 T-1 T-2 1 MG Tower (3/4 Full = 1146 HGL) J-03 J-05 J-18J-30 J-17 J-S01 J-29 J-02 J-16 J-14J-33 J-34 J-35 J-36 J-25 J-08J-28 J-12J-20 J-27 J-SO2 J-26 J-15 J-04 J-10 J-24 J-31 J-11 J-19J-23 J-37J-38J-39 J-40J-42 J-43 J-41 J-01 J-13 J-06 J-09 J-32 J-07 J-21 J-S03 J-S04 Water Treatment Plant Proposed Booster Station Proposed Water Storage Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Water Treatment Plant !(Water Tower !(Water Nodes Existing 12'' Watermain Existing 16'' Watermain Existing 20'' Watermain Existing 24'' Watermain Proposed 8'' Watermain Proposed 12'' Watermain Proposed 16'' Watermain Proposed 20'' Watermain Proposed 24'' Watermain MUSA 2040 Approximate Boundary Between NE and SE Zones Parcels Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System SE Trunk Water System Layout 5 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 Maple Grove Supply=1098 HGL Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 1 - Fire Flow 6 System Max Day Demand = 1.78 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( NE Water District SE Water District 4567116 4567116 456750 456719 456719 456710 456750 456710 Maple Grove Supply=1098 HGL Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 1 - Pressure 7 System Max Day Demand = 1.78 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !(!(!( !(!( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !(!( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 1.78 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System WTP & Tower 1 - Fire Flow 8 System Max Day Demand = 1.78 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Sherburne County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !(!(!( !( !( !( !( !(!( !( NE Water District SE Water District 4567116 4567116 456750 456719 456719 456710 456750 456710 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 1.78 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System WTP & Tower 1 - Pressure 9 System Max Day Demand = 1.78 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !(!( !(!(!(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !( Results shown are for 16'' along Horshoe Tr Results shown are for 16'' along Horshoe Tr NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 2 - Fire Flow 10 System Max Day Demand = 8.7 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !( !( NE Water District SE Water District 4567116 4567116 456750 456719 456719 456710 456750 456710 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 2 - Pressure 11 System Max Day Demand = 8.7 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !(!( !(!( !(!(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( Results shown are for 16'' along Horshoe Tr Results shown are for 16'' along Horshoe Tr NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) T-2 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Tower 2 - Fire Flow 12 System Max Day Demand = 8.7 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !( !( !( Results shown are for 16'' along Horshoe Tr Results shown are for 16'' along Horshoe Tr NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) T-2 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Tower 2 - Pressure 13 System Max Day Demand = 8.7 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !(!( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 2.5 MGD Supply Maple Grove Boosted Supply (2.5 MGD) Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Blended Supply - Fire Flow 14 System Max Day Demand = 5.0 MGD Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !(!( !(!( !( !( !( !( !(!( !( !( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 2.5 MGD Supply Maple Grove Boosted Supply (2.5 MGD) Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯V:\2277\active\227704423\03_data\gis_cad\gis\pro\buildable_acres\buildable_acres.aprx Revised: 2022-04-21 By: jshuckLegend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Blended Supply - Pressure 15 System Max Day Demand = 5.0 MGD APPENDIX C Stormwater Modeling Guidelines Stormwater Guidelines for Development March 2019 Issue Cities changing from rural to urban development are challenged by the additional stormwater generated due to construction of impervious surfaces, along with the offsite infrastructure, or lack thereof, to manage effectively. To standardize the modeling and review process, the guidelines below were created for efficiency. Note: A watershed approval is required per Elm Creek WMO rules, which also reviews flow rates, water quality and volume management. Modeling Watershed Information Provide an aerial photo of the development that includes the overall watershed and subwatershed boundaries Provide a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. Show any floodplain adjacent to project or within the project Show downstream water bodies and flow paths o Downstream flow paths and water bodies typically need to have elevations, inverts, and condition identified. Subwatersheds A HydroCAD model (typically used) has inputs that can vary by user. To minimize resubmittals, review time and effort, the following data shall be utilized. Electronic model shall be submitted Hydrologic Soil Group (HSG) shall be lowered one category due to the mass grading and compaction of the soils. For example, an existing B soil, shall be modeled as a proposed C soil (unless it remains undisturbed) Wetlands, filtration basins, and ponds shall be modeled at CN of 98 Identify peak rates for storm events and proposed shall be equal or less than existing rates. o Note: There are certain conditions where at City’s discretion the off-site conditions require a reduction in flow rate from existing rates. SWMM (i.e. EPA-, XP-, or PC-) models can be submitted for review, however these increase review time. Model Setup for Outlet Control Structures, NWLs and Infiltration The model’s flow control structures (OCS, culverts, etc.) shall match the construction plan information. During the plan and model review both may be modified and revised Individual detail plates are required for each OCS, and individual plates shall have inverts identified A pond or wetland NWL (and model starting elevation) shall be set at the constructed outlet control elevation. o No live storage shall be utilized below the controlling OCS elevation. o No live storage shall be used for filtration shelves on ponds below controlling OCS elevation 2 T:\2294-Corcoran\33-Pulte Homes\Stormwater Modeling Guidelines for Development.docx If a pond or wetland has an NWL (wet surface), infiltration shall not be used in flood routing. If a pond has filtration BMP causing drawdown below the NWL, this drawdown elevation shall not be used as the NWL for flood routing. (Filtration has a slower release time and during wet periods is not available as live storage). Construction Plans Catch Basins Street drainage shall be sufficient to manage the 10-year event Typical a CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly Three inches (0.25 feet) of head on a CB will inundate a street centerline (2% slope). Spacing is 200 to 250 feet using longitudinal street dimensions of 40 feet from road centerline to half the house footprint (assumes rear half of house drains to rear yard). Dimensions equal 10,000 SF. CBs may be required on both sides of ped ramps to capture flows Natural Drainage Features Waterbodies receiving urban drainage (wetlands, ditches, gullies) may need to have OCS installed, erosion protection, or reduced flow rates to allow the feature to function over the long term due to more consistent flows from increased impervious via development Offsite work may be necessary and City will assist with coordination, easements, etc. HWLs and EOFs The freeboard requirements are: o Low Opening is a minimum of two feet above the HWL o Low Opening is a minimum of two feet above the EOF EOFs shall be accurately shown and as builts are required. The highest point shall be the EOF (for example top of curb) since this is the controlling elevation o In certain instances, channel calculations of the swale may be required to show the EOF has capacity to manage estimated flow Overland EOFs are preferred, however if a second pipe serves as an EOF then modeling will include a 100-year event using the second pipe (EOF) as the only outlet (primary outlet plugged). Rear Yards Rear yards or swales less than 2% shall have draintile. Typically, every two to three lots will require rear yard CBs. Sump Connections Houses adjoining a wetland or pond do not need individual sump connection Others will have access to rear yard stormsewer. Offsite Impacts Adjacent Parcels City will review adjacent parcels (downstream and upstream) for impacts from volume, point discharge, etc. and may require off site improvements. City will assist in coordination of any off site work. Off site water quality improvement projects may be determined by the City for assistance with compliance with City’s TMDL approach of implementing improvements upon development. FEMA modifications may be necessary due to development and implemented by City. Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@corcoranmn.gov / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis McKeown) From: Lieutenant Burns Date: February 7, 2024 Re: City File 23-034 Chastek Farms Preliminary Plat and PUD A Public Safety plan review meeting was held on February 7, 2024, to review the submitted industrial concept plans for the Oswald Farm site. The following were in attendance: Lieutenant Burns, Fire Chief Leuer, Fire Chief Farrens, Fire Chief Malewicki, Assistant Fire Chief Kodet, Building Official Geske, Planner Davis McKeown, and Construction Services Supervisor Pritchard. The comments below are based on the preliminary review of the plans and are intended as initial feedback; further plan review will need to be completed as construction plans are finalized. 1.Due to the number of lots anticipated, two east-west connections between this and the property to the east are necessary for emergency services. A second connection should be located mid-block or further north. 2.A turning radius/exhibit must be submitted, specifically for the northwest cul-de-sac. The minimum cul-de-sac dimensions are as follows: •20’ inside •40’ outside curb 3. Hydrant locations are subject to approval by Public Works and the Fire Chief. Agenda Attachment Item: 8d9. Chastek Family Farm Narrative 1/16/2024 Planned Unit Development (PUD) District Review, Rezoning & Preliminary Plat Application Dear City of Corcoran Staff, Commissioners and Council Members. Trek Real Estate and Development and Hempel Real Estate, doing business as Emerald Gardens, LLC are pleased to propose The Chastek Farm development project for your review and consideration for approval. This project proposal is designed to be developed as a low-density, single family detached residential neighborhood. LEGAL DESCRIPTION: Lot 1, Block 1, Chastek Farm, Hennepin County, Minnesota- Torrens Property. EXISTING LAND USE: The property consists of 38.16 acres, is the former site of the Chastek Greenhouse business. The property is located north of the Bass Lake Crossing neighborhood and immediately west of the Guers Family Farm. Maple Hill Road borders the west property line and Maple Hill Estate mobile home neighborhood borders this site on the north property boundary. There is a single-family home adjacent located northwest of the property that is separately owned which will remain. The Property is subject to •Drainage and Utility easements as shown on the recorded plat of Chastek Farm dated September 10, 1992 (attached) •An Easement for ingress and egress purposes dated October 27, 1976 Filed November 9, as Document Number T1197751 and conveyed in Warranty Deed Filed November 9, 1976 as Document Number T1197752. Subject to the right to maintain drain tiles over portions of the subject property as stated in Quit Claim Deed dated October 27, 1976, files November 9, 1976 as Document Number T1197751 (attached) •A Resolution approving a conditional Use permit Filed September 3,1993 as Document Number T2418224 •An Easement for utility purposes in favor of the City of Corcoran, a Minnesota municipal corporation, dated August 21,2012, filed September 19, 2012 as Document Number T4995104. ZONING, GUIDING STANDARDS AND PROPOSED LAND USE The Property is zoned Agricultural/Rural and is guided according to the Corcoran 2040 Comprehensive Guide Plan as Low Density Residential which allows for a density of 3-5 units per acre. Agenda Attachment Item: 8d10. PROPOSED UNITS: 117 • 55’ WIDTH SINGLE FAMILY- 101 • 65’ WIDTH SINGLE FAMILY- 16 • OUTLOTS – 7 (9.97 ACRES) • 4.15 UNITS/ACRE RSF-2 STANDARDS: • AREA 11,000 SF • 80’ WIDTH • FRONT SETBACK: 20’ TO THE GARAGE AND 15’ TO THE FRONT PORCH • SIDE SETBACK: 10’ TO LIVING SPACE, 5’ TO GARAGE, MINIMUM STRUCTURE SEPARATION 15’ • REAR SETBACK: 30’ PROPOSED PUD STANDARDS: • WIDTH 55’ AND 65’ • FRONT SETBACK: TO ROW 20’ • FRONT SETBACK: TO PRIVATE STREET 25’ • SIDE SETBACK: 7.5’ • REAR SETBACK: 20’ • SIDE SETBACK TO ROW 20’ • SIDE SETBACK TO PRIVATE STREET: 25’ • MAPLE HILL ROAD SETBACK 60’ • 12% OPEN SPACE (NEEDS TO BE UPLAND) WETLAND BUFFERS: • AVERAGE: 25’ • MINIMUM: 20’ • MAXIMUM 40’ WETLAND SETBACKS: • STRUCTURES: 15’ • ROADS/TRAILS/SIDEWALKS: 5’ PRODUCT AND MARKET: Our development is designed to provide housing for homeowners seeking an opportunity to live in a single-family neighborhood. Our 55’ lot will accommodate a villa product like existing products currently within the city of Corcoran. Our product will have increased setbacks of 15 total between structures. Our 65’ lots will allow for a larger home and a three-car garage option. Our site plan provides options for slab on grade, full basements including both look out and walkout lots. Each of the five floor plans will have two and three exterior elevations, two and three car garage options available for each plan and a variety of color palettes required to create an anti-monotony streetscape and provide multiple options for the homebuyer. 55% is not possible on a 3 car-the garage, as it would be too narrow (3 car plan is 50’ wide, if 55% is the rule, the garage can only be 27.5’ which is not possible for 3 stalls). The home ends up being a 2 car with storage space instead, not always what homebuyers want. Most of these home’s garages have storage against the house side already. The garages on the 3 car homes (total width of 50’) are 30 feet wide from outside wall to outside wall, which is 60% of the total frontage. We are asking for 60% as a part of the PUD for this reason. OPEN SPACE: The homesites are designed adjacent to open space and existing wetlands, giving the lot/homeowner an amenity view, additional privacy, while providing an appropriate transition/buffer from existing roadways, and existing and proposed neighboring properties. The open space located in the central portion of the project provides upland which serves as a hydraulic prairie channel and a wildlife green corridor. The storm ponds are located adjacent and add to the amenity space but are not included in the open space calculation. The proposed trail runs alongside the prairie channel, wildlife greenway, providing open space views of a grassy, wildflower setting and an amenity for both pedestrians and homes. The other open space outlots are located as planted or fenced green transitions, to provide a space amenity and an additional element of privacy to and from roadways and neighboring properties. On November 2, 2023, we held a neighborhood meeting at the Corcoran City Hall. Approximately 25 people attended to learn about the project, ask a variety of questions, and share their thoughts and concerns. The Bass Lake Crossing neighbors expressed concern about construction traffic on Fir Lane, however, Fir Lane does not connect to this site. The neighbor living on the exception parcel is concerned about existing and future drainage, existing trees and property lines. The construction of the conveyance basin as described in the stormwater management plan below will reduce the discharge rate from the Chastek property. We reached out to the proposed buyer/developer of the Geurs Family Farm next door and confirmed that our 55’ proposed product would be an appropriate transition to their 55’ proposed product. TRAILS: The trails and sidewalks throughout the project are designed to connect with neighboring walkway systems. An off-road trail meanders through the site, within the open space area of the project and will connect with the neighboring projects off-road trail. STORMWATER MANAGEMENT: The Chastek parcel development is proposing to address stormwater management to the requirements of the City, Watershed, and State standards. The Chastek parcel has an existing condition that it receives offsite drainage on both the Southerly and Westerly boundaries that passes through the parcel. Our project proposes to construct a centrally located hydraulic greenway corridor that will serve as an open space basin designed to handle possible transitions from the offsite drainage. This greenway corridor will be landscaped as a hydraulic prairie with plantings and wildflowers throughout. The proposed stormwater treatment system isolates the offsite drainage and onsite drainage as much as possible. This isolation allows the improved development to meet the required Best Management Practices without overly burdening the proposed system with offsite flows. The downstream receiving waters will find that the modeled peak flow rates coming off the Chastek Farm project are reduced in all events, from Existing to Proposed conditions. The lowering of proposed post development Chastek discharge rates is a benefit to downstream conditions. PHASE DEVELOPMENT: We are proposing the project be developed in two phases as the north phase and south phase. Please see provided phase plan. PUD BENEFITS: • Storm Water Management design that includes off site drainage • Homes with variety and enhanced design- Exterior image (More than 5-Styles) • Off Road Trail system - connectivity to adjacent projects, natural features, and future parks trail plan. • Open Space is 15% which exceeds the PUD requirement of 12% • Improve Public Streets (if necessary) depending upon Maple Hill Road Feasibility Study SUMMARY: We are requesting a Planned Unit Development (PUD) District Review, Rezoning & Preliminary Plat approval consistent with the City of Corcoran’s 2040 Comprehensive Guide Plan. Our proposed housing product and lot sizes are compatible with existing and adjacent land uses. We are providing access to natural features by connecting trails that are adjacent to wetlands and open space which will connect to trails that meander along adjacent projects. The 15% open space, sidewalks and trails establish an additional and appropriate amount of green space and create connectivity that will meet the community established guidelines. Thank you for your time and consideration. Beth Hustad President I Trek Real Estate & Development, Inc. C - 612.840.5233 I O - 952.914.9610 beth@trek-development.com 50 South Sixth Street | Suite 1500 | Minneapolis, MN | 55402‐1498 | T 612.340.2600 | F 612.340.2868 | dorsey.com 4880-7690-1309\5 JAY R. LINDGREN Partner; Industry Group Co-Leader, Development and Infrastructure (612) 492-6875 lindgren.jay@dorsey.com May 16, 2024 VIA ELECTRONIC MAIL Mayor and City Councilors City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Public Improvements for Chastek Farm Development, City File No. 23-034 Dear Mayor McKee and City Councilors: I represent Emerald Rose, LLC (“Emerald”) in connection with its land use application (“Application”) for a preliminary plat, rezoning, and planned unit development (“PUD”) for its development (“Chastek Farm” or “Development”) at 7600 Maple Hill Road (“Property”).1 The City proposes to condition approval of the Application on reconstruction of Maple Hill Road. Because the extent of the public improvements is disproportionate to the impact of Chastek Farm, is unsupported by the City’s analysis and also directly benefits the pending Downtown Core and Fairway Shores Villas at Cook Lake (Fairway Shores), Emerald asks that the City approve the Application without these conditions. Background The Property covers 38.16 acres. The 2040 Comprehensive Plan (“Comp Plan”) designates the land as low-density residential. Comp Plan fig. 2-1. And the Property is currently zoned Single-Family Residential 2. See City of Corcoran, Minn., Code of Ordinances § 1040.045. Until recently, Chastek Greenhouses, Inc. operated a wholesale greenhouse on the Property. The Property is under contract with Emerald. Emerald submitted a concept plan for review to the City Council in March 2023. Emerald was receptive to feedback provided by the City Council and made changes to the Chastek Farm Concept/Sketch plan. Emerald submitted the Application on January 16, 2024. The Application proposes 116 single-family residential lots and seven outlots, which are designated primarily for open space and stormwater management or handling. Chastek Farm will include an off-road trail consistent with the City’s 2040 Parks and Trails Map. The trail system will connect this Chastek Farm to Bass Lake Crossing. The Development will also host a centrally located hydraulic greenway corridor that will serve as an open-space basin designed to handle conveyance of onsite and offsite drainage. 1 The Application was submitted jointly with Emerald’s development partner, Trek Real Estate and Development. Agenda Attachment Item: 8d11. May 16, 2024 Page 2 4880-7690-1309\5 Although the City staff and Planning Commission have been generally receptive to the Chastek Farm plan, on May 2, 2024, the Planning Commission recommended approval conditioned on extensive public improvements. Specifically, the City has proposed to require: (1) improvements to the Maple Hill Road / County Road (“CR”) 10 intersection “to the benefit of existing and future development,” (2) an evaluation of the alignment of Maple Hill Road / CR 10 intersection, and (3) improve Maple Hill Road from CR 10 to the northern property line. See Staff Report at 4, 6. As discussed below, Emerald generally understands and supports the requirement for some level of roadway improvements but concludes that the suggested improvements to Maple Road are not required at the recommended level for Chastek Farm property to be constructed. We request the opportunity to further discuss this prior to Council action on the Application and suggest that the issues raised in this letter would benefit from a Council work session discussion with City staff, City engineering, and Emerald, as proposed below. Discussion Minnesota law permits reasonable conditions on land-use approvals. But costs imposed on developers as a condition to land-use approvals must be proportionate to the impact of the development. See, e.g., Country Joe, Inc. v. City of Eagan, 560 N.W.2d 681, 685 (Minn. 1997) (holding that a development exaction must be proportionate “to the need for the public facilities generated by new development”); Anderson v. City of Bemidji, 295 N.W.2d 555, 559 (Minn. 1980) (“Minnesota law requires that the assessments on the various properties be roughly proportionate to the benefits accruing to each as a result of the improvement.”); Koontz v. St. Johns River Water Mgmt. Dist., 570 U.S. 595, 599 (2013) (“[A] unit of government may not condition the approval of a land-use permit on the owner’s relinquishment of a portion of his property unless there is a ‘nexus’ and ‘rough proportionality’ between the government’s demand and the effects of the proposed land use.”). A city’s imposition of development costs lacks a rational basis, and is arbitrary and capricious if the exaction is out of line with the development’s impact on public infrastructure or based on an arbitrary factor like which development initially “triggered” the need for improvements—no matter how little the development contributes to the need for the developments compared to past and future development. See State by Rochester Ass’n of Neighborhoods v. Rochester, 268 N.W.2d 885, 888 (Minn. 1978). Here, the public improvements the City proposes to impose on Chastek Farm are excessive in light of the impact of the Development. The City’s analysis does not support the requirement that Emerald reconstruct the entirety of Maple Hill Road from CR 10 to the northern property line nor that Emerald evaluate the reconfiguration of the Maple Hill Road/ CR 10 intersection. The proposed improvements appear calculated to support unrelated historical and future development. There is no rational basis for requiring a single developer to pay the cost of upgrading a road so it can serve the entire community’s needs. May 16, 2024 Page 3 4880-7690-1309\5 I. The City’s Technical Analysis Does Not Support Reconstruction of Maple Hill Road. The City relies on the Chastek Parcel Infrastructure Feasibility Study to support the requirement that Emerald upgrade Maple Hill Road and the Maple Hill Road / CR 10 intersection. The study arguably supports upgrades to the intersection as the result of the Development.2 But the study provides no analysis regarding why Maple Hill Road must be upgraded. The study simply states, “Based on the additional traffic generated from the development . . . and the poor condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic.” Feasibility Study § 2.6. The study provides no detail on the roads “poor condition” or how the additional traffic will negatively impact the road. The study also fails to explain why less drastic measures like repairs or mill and overlay will not address the City’s concerns. Emerald notes that the density of Chastek Farm property/project is consistent with the level of development envisioned by the zoning code and Comp Plan. The Comp Plan designates the Property as low-density residential. Comp Plan map 2-1. Low-density residential development may have 3-5 residential units per acre. Here, the Development will be on the low end of that range, with a density of around 3.45 units per acre. The reason Emerald requested as PUD was to allow for modest reductions in lot area, width, and setback requirements similar to other PUD’s recently approved by City Council. Staff Report at 7. Given Development is on the low-end of the allowed density, it is unclear why the City believes the increases in traffic will have such negative impacts on the road as to require (high level) of replacement. Even if improvements to the Maple Hill Road were necessary, there is no justification to improve the road north of the entrance to the Development. The main point of access to the Chastek Farm property will be a new access road approximately halfway between the north and south property lines of the Property. Maple Hill Road north of the main access road provides access to Maple Hill Estates and then dead ends. Because the road provides no access to significant services, the City cannot seriously contend the Development will increase traffic north of the access road to the northern property line. These unsupported requirements for public improvements suggest the City’s justification for requiring these improvements are not driven by the impacts of Emerald’s Development. II. The City Appears to Be Attempting to Impose Costs Associated with Unrelated Development on Emerald. A review of the City’s plans for neighboring properties sheds light on why the City may be imposing such significant public improvement requirements on the Chastek Farm. Just across the street from Chastek Farm, the City’s Comp Plan envisions a thriving “Downtown Core” “to provide a ‘main street’ experience, with retail shops and service businesses mixed with residential and 2 The study includes a traffic forecast for the Project. Emerald notes that this forecast shows the intersection will maintain its current overall A grade. Feasibility Study at tbls. 4 & 5. Moreover, the development will only downgrade the intersection over the no-build alterative for the A.M. peak hour for the southbound left and right turns. Id. tbl. 5. The traffic forecast projects the intersection will not otherwise be downgraded due to the Development. Id. tbls. 4 & 5. May 16, 2024 Page 4 4880-7690-1309\5 offices on the second floors of buildings.” Comp Plan at 46. The Downtown Core will include the “Town Center,” a “walkable traditional neighborhood supporting the Downtown Core.” Id. The Comp Plan anticipated the Downtown Core and Town Center would be developed between 2020 and 2025. Comp Plan map 2-2. Unlike the low-density residential lots of Chastek Farm, the designation for the Downtown Core allows housing density of between 8 and 30 units per acre. Plainly, this level of Development will have a more significant impact on Maple Hill Road than Chastek Farm. The City appears to be seeking to shift the cost of improving the Maple Hill Road onto Chastek Farm to benefit the City’s plans for the Downtown Core.3 As a practical matter, it is imprudent to fully improve a road that will serve future development before the plans for the development take shape. Once the City knows the density and layout for the Downtown Core, it can do a detailed study of the need to upgrade Maple Hill Road. If the City finds significant improvements are needed, it can assess the cost of those improvements on all the properties contributing to the need for improvements in proportion to their impact. Emerald is prepared to commit to fund its proportionate share, but a process must be established to determine how other benefitted properties pay a corresponding proportionate share. Emerald envisions a process whereby the City engineer provides a reasonable estimate of the proportionate impact of Chastek Farm and prospective future developments on the need to improve Maple Hill Road and the estimated cost of those improvements. The costs would then be imposed on Chastek Farm proportionate to its contributions to the need for the improvements. Emerald is open to discussions regarding the details of this process and whether Chastek Farm pays this money before Application approval or when the road is improved. Emerald also notes that the Planning Commission recommended approval of Fairway Shores on May 2, 2024. The Planning Commission recommended only minimal public improvements despite Fairway Shores’ utilization of Maple Hill Road through a connection with Chastek Farm. In addition to evaluating the extent to which the Downtown Core will contribute to the need for upgrades to Maple Hill Road, the City should evaluate the proportional impact of Fairway Shores on Maple Hill Roads. The cost of improving Maple Hill Road should be proportionally assigned to the Downtown Core, Fairway Shores, Chastek Farm, and any other developer contributing to the need for improvements. A process similar to this is what the law and sound public policy require. In the meantime, Emerald is open to discussions about paying for temporary street repairs occasioned by the Chastek Farm. Conclusion The City’s proposal to require Chastek Farm to pay for improvements for the entire length of Maple Hill Road from CR 10 to the Development’s northern property line is unsupported and disproportionate to the impact of Development on Maple Hill Road. Consequently, Emerald asks the City to approve the Application without these unreasonable conditions or schedule a Council 3 The City proposes to require Chastek Farm to shoulder the cost of storm sewers and gutters on the west side of Maple Hill Road, which is on the opposite side of the Development but the same side as the Downtown Core. This requirement further underscores that the City is seeking to have Chastek Farm pay for improvements for the planned Downtown Core. May 16, 2024 Page 5 4880-7690-1309\5 work session with interested parties prior to approval to determine an equitable funding plan along the lines of that described above. Thank you for the opportunity to submit these comments, and I respectfully request that this letter be made part of the record. Very truly yours, DORSEY & WHITNEY LLP Jay R. Lindgren Partner JRL:bb Cc: Ben Krsnak, Hempel Real Estate (via email) Beth Hustad Trek Real Estate & Development (via email) Nicholas J. Monson, Hempel Real Estate (via email) Natalie Davis McKeown, City Planner (via email) John Thames, City Attorney (via email) LOCATION MAP 00-ENG-123152-SHEET-COVR 1.10 CHASTEK PRELIMINARY PLAT & P.U.D. PLAN CORCORAN, MINNESOTA COVER R I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change SHEET INDEX COVER 1.10 LEGEND 1.20 PRELIMINARY EROSION CONTROL PLAN 5.10-5.11 PRELIMINARY LANDSCAPE PLAN L1 PRELIMINARY REMOVAL PLAN 2.20 EXISTING CONDITIONS 2.10 PRELIMINARY SANITARY SEWER & WATERMAIN PLAN 4.10 PRELIMINARY SITE PLAN 3.20 PRELIMINARY STORM SEWER PLAN 4.20 PRELIMINARY PLAT 3.10 PRELIMINARY GRADING DETAILS 5.30 EXISTING HYDROLOGY MAP S4 PROPOSED HYDROLOGY MAP S5 PRELIMINARY TREE PRESERVATION PLAN T1 PRELIMINARY WETLAND IMPACT PLAN 5.40-5.42 PRELIMINARY GRADING PLAN PRELIMINARY WETLAND BUFFER PLAN 6.20 PRELIMINARY SEEDING PLAN 5.20 MPCA MAP S3 STORM WATER POLLUTION PREVENTION PLAN S1-S2 6.10 PRELIMINARY OPEN SPACE PLAN 7.10 PRELIMINARY PHASING PLAN 3.21 PRELIMINARY TURNING PLAN 3.22 Agenda Attachment Item: 8d12. 00-ENG-123152-SHEET-LGND 1.20LEGEND I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change c25OFCHASTEKCORCORAN, MINNESOTAHEMPEL ACQ. CO., LLC10050 CROSSTOWN CIRCLE STE. 60012-04-23JMMMSN/PDSNameReg. No.DateRevisions1. 1-16-2024 City CommentsDateDesignedDrawn2023 Pioneer Engineering, P.A.Mendota Heights, MN 551202422 Enterprise Drive(651) 681-1914Fax: 681-9488www.pioneereng.comLANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS12-04-2023EDEN PRAIRIE, MINNESOTA 55344I hereby certify that this plan was prepared byme or under my direct supervision and that Iam a duly Licensed Professional Surveyorunder the laws of the State of Minnesota42299Peter J. HawkinsonEX-SURV-123152-BASE.DWG2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway ChangeEXISTING CONDITIONS2.10 PRELIMINARY PLATI hereby certify that this plan was prepared byme or under my direct supervision and that Iam a duly Licensed Professional Engineerunder the laws of the State of Minnesotac25OFCHASTEKCORCORAN, MINNESOTAHEMPEL ACQ. CO., LLC10050 CROSSTOWN CIRCLE STE. 60012-04-23JMMMSN/PDSNameReg. No.DateRevisions1. 1-16-2024 City CommentsDateDesignedDrawn2023 Pioneer Engineering, P.A.Mendota Heights, MN 551202422 Enterprise Drive(651) 681-1914Fax: 681-9488www.pioneereng.comLANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS4583112-04-2023John M. MolinaroEDEN PRAIRIE, MINNESOTA 553442. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change3.10 00-ENG-123152-SHEET-DEMO 2.20PRELIMINARY REMOVAL PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-SITE 3.20PRELIMINARY SITE PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change SOUTH PHASE NORTH PHASE 00-ENG-123152-SHEET-PHASE 3.21PRELIMINARY PHASING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-VEHC-TRAC 3.22VEHICLE TRACKING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-SSWR 4.10PRELIMINARY SANITARY SEWER & WATERMAIN PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-STRM 4.20PRELIMINARY STORM SEWER PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-GRAD 5.10PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-GRAD 5.10PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change LEGEND 00-ENG-123152-SHEET-EROS 5.20PRELIMINARY EROSION CONTROL PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change · · · · · · · · · · · · 00-ENG-123152-SHEET-SEED 5.30PRELIMINARY SEEDING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-GRAD-DTLS 5.40PRELIMINARY GRADING DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change · · · 00-ENG-123152-SHEET-GRAD-DTLS 5.41PRELIMINARY GRADING DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-GRAD-DTLS 5.42PRELIMINARY GRADING DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-WETL 6.10PRELIMINARY WETLAND IMPACT PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-WETL 6.20PRELIMINARY WETLAND BUFFER PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change · · · · · · · · · · · · · · · 00-ENG-123152-SHEET-SWPPP S1STORM WATER POLLUTION PREVENTION PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-SHEET-SWPPP S2STORM WATER POLLUTION PREVENTION PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change 00-ENG-123152-HYDR-MPCA S3MPCA MAP I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change LEGEND 00-ENG-123152-HYDR-EXIS S4EXISTING HYDROLOGY MAP I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change LEGEND 00-ENG-123152-HYDR-PROP S5PROPOSED HYDROLOGY MAP I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 25OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change ] � I 1£ 0 I "' I · l 1-8"'·1I I\ '"' l I I I 90, I I I -□--- PI 8 NEERengineering � 0 a, 35 OUTLOT B I/ I/ I l,'-----'--,1 I I I r---___L_,I I I I r---___L_,I I,'----'--, 34 I I 33 I I I I I I I I 32 I I I I I I I I 31 I 1_�1 I I I I I 1�-�1 I I 1 '--r-�I I '--r-� / L __ _J L __ J L __ J L I I // ,------- 1 I I 27 L _____ _ ,------7 __ J L _ _/ . /-----7 Ii-+-'-+/----' I 81 I ______ _J OUTLOT E I I 26 ,,------, I V V L _____ _ ,------7 I rr-tt-<11 I :.!&� IL ______ _J ,------7 I I 24 L _____ _ ,------ 1 I 23 L ______ _J ,------1 I 22 L ______ _J ,------ 1 I 21 L ______ _J ,------ 80 I I ______ _J ------, llf+-'--+--C I 79 I______ _J ,,------ 78 ,,------77 ,,------ 76 ______ __J------, \ 75 \ 1 I -------, 20 L ______ _J 1----- 1 I I L--- OUTLOT F 19 73 ::""'-,t�s ':!J(--- 1 I 30 L _____ _ -' ,------r7I I 29 L __ n----- 1 28I IL __ _ r--�J I I I 82 I I 83 I I '--r_�I I I I I L __ _J L---- VIEW CORRllORSTATlON A 7 I I r------'-.1 I I I I I 88 I I 87 I I I I 89 I i .,___---'1 I L-�1 1 1 1-� ---_JL 1 1 » --_j STREET A 7 1--�J r--�J I I I I I I I I I I 91 I I 92 I I 93 II I I I I '--r_�I 1�--1 1--�1 I I I I I I I L __ _J L __ J L __ J I I I ?' 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' I I5 I 4 I I I I I I \ \ \ \ \ \ "-'" .,.., , .................. ,-----, I 45 I ______ J 46 ______ _J ,------7 47 IA ______ _J A 48 _ _____ _J 49 _ _____ _J ,------7 I I ;:: I 50 I ______ _J 51 jA ______ _J ,------7 52 I I ______ _J 54 ,,------, 55 I I ______ _J ,,------, 56 I I _____ _J _____ _J ------, 58 I I ______ _J n------7 l>-Hf---c-1 59 I I I L ______ _J II I -I I I I I I I I V ;1�- TOTAL SITE AREA = 38.16 ACRES 15% OPEN SPACE REQUIRED = 5.72 ACRES TOTAL OPEN SPACE = 4.659 ACRES (WITHOUT HYDRAULIC GREEN CORRIDOR) HYDRAULIC GREEN CORRIDOR AREA = 1.201 ACRES ----, 37.5 75 150 GRAPHIC SCALE IN FEETBENCH MARK TOP NUT OF HYDRANT SOUTH WEST QUAD OF MAPLEHILL ROAD & D STREET ELEV.=977.00 INTERNAL-USE-00-ENG-123152-SHEET -OPEN-INTERNAL-USE CIVILENGINEERS LANDPLANNERS LANDSURVEYORS LANDSCAPE.ARCHITECTS--------------------------------------------------------------------------------------------------------------------------------· 2422 Enterprise Drive Mendota Heights, MN 55120© 2023 Pioneer Engineering, P.A. (651) 681-1914Fax: 681-9488 www .pioneereng.com I hereby certi fy that this p1an was prepared byme or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota Name Reg. No. 45831 John M. Molinaro Date 12-04-2023 Revisions 1. 1-16-2024 City Comments 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change Date Designed lliawn 12-04-23JMMMSN/PDS PRELIMINARY OPEN SPACE PLAN HEMPEL ACQ. CO., LLC10050 CROSSTOWN CIRCLE STE. 600 EDEN PRAJRIE, MINNESOTA 55344 CHASTEK 7.lQoF 25CORCORAN,MINNESOTA 1JLT JLT Date Designed Drawn L1LANDSCAPE PLAN c OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS EDEN PRAIRIE, MINNESOTA 55344 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4-8-2024 1JLT JLT Name Reg. No.Date Date Designed Drawn4-8-2024 T1TREE PRESERVATION PLAN c OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS EDEN PRAIRIE, MINNESOTA 55344 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change TREE PROTECTION FENCE DETAIL TREE PROTECTION DETAIL TREE PRESERVATION NOTES CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS c 1OFCHASTEK PROPERTY CORCORAN, MINNESOTA TREK DEVELOPMENT9-20-2023 JLT NJK Name Reg. No.Date Revisions Date Designed Drawn 2022 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS xx I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 1 SITE DATA: GROSS AREA: ±38.1 ACRES WETLAND: ±1.5 ACRES NET DEVELOPABLE AREA: ±36.6 ACRES ZONING: RSF-2 2040 GUIDE PLAN: LD LOW DENSITY RESIDENTIAL (3-5 UNITS/ACRE) PROPOSED LOTS: 116 55' SINGLE FAMILY: 100 65' SINGLE FAMILY: 16 NET DENSITY: ±3.2 UNITS/ACRE RSF-2 STANDARDS: AREA: 11,000 SF WIDTH: 80' FRONT SETBACK: 20' GARAGE, 15' FRONT PORCH SIDE SETBACK: 10' LIVING SPACE, 5' GARAGE MINIMUM STRUCTURE SEPARATION 15' REAR SETBACK: 30' PROPOSED PUD STANDARDS: WIDTH: 55' AND 65' FRONT SETBACK TO RIGHT OF WAY: 20' SIDE SETBACK: 7.5' REAR SETBACK: 20' SITE PLAN-OPTION B FRONT SETBACK TO PRIVATE STREET: 25' SIDE SETBACK TO RIGHT OF WAY: 20' SIDE SETBACK TO PRIVATE STREET: 25' 00-SURV-123152-BASE-OPTION B--- 3-20-24.DWG 1)11/14/23 WETLAND BUFFERS: 12% OPEN SPACE(NEEDS TO BE UPLAND) MAPLEHILL ROAD SETBACK : 60' AVERAGE:25' MINIMUM:20' MAXIMUM:40' WETLAND SETBACKS: STRUCTURES:15' ROADS/TRAILS/SIDEWALKS:5' 2)11/15/233)11/29/234)12/1/23 =PROPOSED TRAIL EASEMENT AREA: 21,434 SF / 0.80 ACRES 5)3/20/24-REVISED ROADS 6)4/2/24-REVISED ROADS 7)4/23/24-SHORELAND OVERLAY 00-ENG-123152-SHEET-OFFSITE IMPROV-3 1.0OFFSITE IMPROVEMENT PLAN-4 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 XX-XX-XX JMM MSN/PDS Name Reg. No.Date Revisions Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 XX-XX-202X John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 1 Revisions 1. 6-5-2024 Client Comments STAFF REPORT Agenda Item: 10a. Council Meeting June 27, 2024 Prepared By Jay Tobin Topic 2025 Budget Goals and Priorities Action Required Direction Summary Staff has begun work preparing to draft the 2025 budget, and requests clarification of City Council goals and priorities to assist in the process. Specifically, staff requests budgetary feedback and guidance on the following items: • 2025 Budget Target: • City Council has historically established a goal to limit budget to the previous year (2024) adding any increase in tax capacity plus the rate of inflation. • 2025 Service Delivery Priorities: • Service delivery proves challenging with limited scope of capabilities and rising expectations for services, and staff would like guidance on City Council priorities to assist in decision making if/when service demands exceed capabilities (staff/budget/equipment/time). • Other goals or priorities • Staff would like to understand if City Council has any additional goals or priorities that should be incorporated into drafting the 2025 budget. Financial/Budget City Council direction will assist in drafting the 2025 Budget. Staff will present the draft budget with anticipated tax impacts at work sessions in July and August. Options 1. Provide staff direction on Council goals and priorities to set 2025 budget expectations. Recommendation Provide staff direction on goals and priorities for the 2025 budget. Council Action Provide staff direction on goals and priorities for the 2025 budget. Attachments N/A Page 1 of 5 MEMO Meeting Date: June 27, 2024 To: City Council From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1.Kwik Trip CUP, Lot Line Adjustment, and Site Plan (PID 12-119-23-14-0006; 12-119- 23-14- 0004) (City File 23-006) Kwik Trip Inc. submitted a Site Plan, Lot Line Adjustment and CUP application for the two parcels north of Mama G’s in early 2023. A feasibility study was required to evaluate the infrastructure needs of the project. The feasibility study has been distributed to the applicant. Staff and the applicant team continue to work through requirements for the application to move forward. The application is still incomplete, and the item is not currently scheduled for any upcoming meetings. 2.Commercial and Industrial Development Standards (Citywide) (City File 23-023) The purpose of this zoning ordinance amendment is to address and evaluate the allowed uses and use specific standards within commercial and industrial developments. The Council adopted a work plan at the November 20, 2023, regular meeting, and requested the Planning Commission to provide their initial feedback. The Planning Commission discussed this item at the December 5, 2023, meeting and expressed their desire Commercial and Industrial Development Standards address a number of items such as: specific architectural standards, infrastructure investment incentives, encouragement toward sustainable development practices, proper transitions of intensities and height, the permitted and conditional uses of each zoning type, verbiage, and lighting standards. City Staff prepared a survey for current landowners and lessees to express their opinions on items addressed with this update. Staff mailed the online survey invitation to property owners and tenants whose property is either currently zoned, or guided for Agenda Item 11a. Page 2 of 5 Commercial, Industrial, or Mixed-Use. The comment period for this survey closed on January 31, 2024. During the February 8, 2024, City Council meeting, Council directed staff to prioritize Rural Commercial (CR) and Transitional Rural Commercial (TCR) district updates for approval by the end of quarter 2. Staff presented feedback from the Planning Commission and results from the Business Community Survey to the City Council at the April 25, 2024, regular Council meeting for further direction. The City Council and Planning Commission discussed the Commercial and Industrial standards during the May 21, 2024, Joint Work Session. A survey invitation for feedback on Rural Commercial Subdivisions was posted to the City’s media pages and mailed out to properties within 500 feet of CR & TCR parcels. This survey closed on June 16, 2024, the results will be presented to Council at the June 27, 2024, meeting. 3. 3019 Addition Comprehensive Plan Amendment, Rezoning, and Preliminary Plat (PID 07-119-23-14-0003) (City File 23-027) Craig Scherber & Associates LLC applied for a Preliminary Plat, Rezoning, and Comprehensive Plan Amendment for a Rural Residential and Rural Commercial Development on the property at PID 07-119-23-14-0003. The application includes 15 commercial lots and 4 single-family residential lots. The applicant received Council feedback on a concept version of this proposal at the February 8, 2024, meeting. A feasibility study was completed to evaluate the infrastructure needs of the project. This item is not currently scheduled for any upcoming meetings. 4. Pioneer Trail Industrial Park Final Plat & Final PUD (PID 32-119-23-43-0005, 32- 119-23-43-0006, 32-119-23-43-0013)(City File 23-030). Contour Development LLC applied for a Final Plat and a Final PUD at 6210 Pioneer Trail. The application consists of 0 lots and 3 outlots. This application is incomplete for City review and is not currently scheduled for any upcoming meetings. 5. Chastek Farm Preliminary Plat, Preliminary PUD, Rezoning (PID 25-119-23-12-0002) (City File 23-034). Trek Real Estate & Development, Inc. submitted an application for a Preliminary Plat, Preliminary Planned Unit Development (PUD), and Rezoning of the Chastek Farm located at 7600 Maple Hill Road. The request is to allow the development of 117 single-family for-sale lots on the 38.16-acre site. 101 of these lots would have a width of 55 feet, and the remaining 16 would have a width of 65 feet. The Public Hearing for this item was held during the May 2, 2024, Planning Commission Meeting. After some discussion, the Planning Commission recommended approval (5-0) of the application as presented. The applicant requested to remove this item from the May 21, 2024, Regular City Council Meeting. This item is scheduled for the June 27, 2024, Council Meeting. 6. Heather Meadows 3rd Addition Preliminary Plat/OS&P (PIDs 05-119-23-31-0001 & 088-119-23- 22-0011) (City File 24-002). Mark and Markus Lee, of ML Unlimited LLC, submitted a preliminary plat application to create 12 single-family lots and 2 outlots at 22901 Oakdale Drive. The proposal includes platting the two existing homes on Oakdale Drive and extending Heather Lane southward to plat 10 additional lots. To satisfy the requirements of the Open Space & Preservation density bonuses, this proposal includes the preservation of 44.8-acres of open space in two outlots. The Public Hearing for this item was held during the May 2, 2024, Planning Commission Meeting. After some discussion, the Planning Commission recommended approval (5-0) of the application as presented. The Page 3 of 5 Council discussed this item at the May 21, 2024, Council Meeting, and tabled it to the June 27, 2024, regular meeting. 7. 610 Extension Business Park Concept Plan (PID 12-119-23-23-0001) (City File 24-003). United Properties submitted a Concept Plan application to develop a business park at the Oswald Farm, located at 19510 County Road 30. The narrative provided by the applicant describes the proposed business park to range from 864,000 - 1,017,500 sq ft on the 76.89-acre parcel. The applicant submitted revised plans which indicate two 128,000 sq ft buildings, and two 168,000 sq ft buildings. The applicant received informal feedback from the Council during the May 21, 2024, City Council meeting. This item is not currently scheduled for any upcoming meetings. 8. Fairway Shores Villas at Cook Lake Preliminary Plat, Preliminary PUD, Rezoning & Comprehensive Plan Amendment (PID 25-119-23-11-0001) (City File 24-006). Bergeron Development submitted an application for Fairway Shores Villas at Cook Lake, located at PID 25-119-23-11-0001. The application includes a preliminary plat, a preliminary PUD, a rezoning, and a Comprehensive Plan to allow for the development of 75 single family villas. The Public Hearing for this item was held during the May 2, 2024, Planning Commission Meeting. After some discussion, the Planning Commission recommended approval (5-0) of the application as presented. Council approved this item at the May 21, 2024, Council Meeting. 9. Tonka Auto CUP (PID 26-119-23-12-0004) (City File 24-008). Jake Hautman submitted a Conditional Use Permit application to allow the operation of an auto repair business, Tonka Auto, at 20201 County Road 50. The application is incomplete for city review and is not currently scheduled for any upcoming meetings. 10. Corcoran Industrial Northeast (PID 01-119-23-11-0001) (City File 24-010). Hemple Real Estate is seeking Council feedback on conceptual light industrial development at 10585 County Road 101. The plan includes 2 primary industrial buildings ranging from 200,200 to 342,000 sq ft on a 78.85-acre site. The applicant received informal feedback from the Council during the March 28, 2024, Council meeting. This item is not currently scheduled for any upcoming meetings. 11. Conservation Residential Ordinance Amendment (City File 24-012). The City will process a Subdivision and Zoning Ordinance Amendment as a follow up to the Comprehensive Plan Amendment to create a “Conservation Residential” land use designation processed for the Woodland Hills application. The Comprehensive Plan Amendment has been approved by the Metropolitan Council. After the June 6, 2024, public hearing, the Planning Commission voted to recommend approval as presented. This item is scheduled for a final decision by the City Council on June 27, 2024. 12. Heitke Lot Line Adjustment (PID 28-119-23-33-0001 & 28-119-23-34-0001)(City File 24-013). Dan Heitke submitted application materials for a preliminary and final plat to allow his property at 7000 Rolling Hills Road to annex roughly 1.16 acres from Outlot A of Heitke Farm Addition. This item is incomplete for City review and is not currently scheduled for any upcoming meetings. 13. Erickson Garage CUP (PID 34-119-23-24-0003)(City File 24-014). Brad Erickson submitted application materials for Conditional Use Permit to allow the construction of an accessory building with sidewalls that exceed 10’ in the front yard of 21150 Horseshoe Trail. This item is incomplete for City review and is not currently scheduled for any upcoming meetings. Page 4 of 5 14. Upward Acres Preliminary Plat (PID 17-119-23-13-0001) (City File 24-015). Skies Limit LLC. submitted an application for a preliminary plat to allow the development of 6 single-family lots at 22625 County Road 10. The public hearing for this item was held during the June 6, 2024, Planning Commission Meeting. After some discussion, the Planning Commission voted to recommend approval of the application as presented. This item is scheduled for the City Council meeting on June 27, 2024, for a final decision. 15. Domino’s Concept Plan (PID 23-119-23-43-0003 & 23-119-23-43-0004) (City File 24-018). Strack Construction Co. Inc. submitted application materials for a concept plan for a Domino’s drive-through/take-out only store on the corner of County Road 10 & County Road 50. The applicant received informal feedback from the Council during the May 21, 2024, City Council meeting. This item is not currently scheduled for any upcoming meetings. 16. Jay Brown Garage CUP (PID 05-119-23-41-0006) (City File 24-019). Jay Brown submitted application materials for a Conditional Use Permit to allow the construction of an additional accessory building that exceeds the 3969 square foot limit at 22355 Oakdale Drive. This item is incomplete for City review and is not currently scheduled for any upcoming meetings. 17. Bellwether 10th Addition (PID 12-119-23-21-0074) (City File 24-020). Pulte submitted application materials for a final plat, final PUD, and an easement vacation for Bellwether 10th, which would allow the development of 26 single-family lots. This application is complete for City review and is tentatively scheduled for the July 11, 2024, Council meeting. 18. Camp Solberg (PID 08-119-23-31-0004) (City File 24-021). Aaron and Melissa Solberg submitted an application for a preliminary and final plat to create two single-family residential lots on Outlot B of Weinand Woods located at PID 08-119-23-31-0004. This item is incomplete for city review and is not currently scheduled for any upcoming meetings. 19. Shoreland Overlay District Zoning Ordinance Amendment (Citywide) (City File 24-022). Minnesota DNR identified two additional water bodies needed for inclusion within the Shoreland Overlay District in Corcoran. An amendment to Section 1050.020 will be needed to comply with the DNR’s requirements. The public hearing for this item was held during the June 6, 2024, Planning Commission Meeting. After some discussion, the Planning Commission voted to recommend approval of the application as presented. This item is scheduled for the City Council meeting on June 27, 2024, for a final decision. 20. Woodland Hills Final Plat (PID 36-119-23-33-0010, 36-119-23-33-0003, 36-119-23-33-0007) (City File 24-023). Woodland Hills of Corcoran, Inc. submitted an application for a final plat to allow for the development of 60 single-family lots, 1 amenity lot, and 5 outlots near the northeast corner of County Road 116 and Hackamore Road. The Preliminary Plat for this item received Council approval during the April 11, 2024, Council meeting. This item is incomplete and is not currently scheduled for any upcoming meetings. 21. Kariniemi Orchards Preliminary Plat (PID 11-119-23-11-0012) (City File 24-024). Nathan Kariniemi submitted an application for a preliminary open space & preservation plat to allow for the development of 16 single-family lots at 20400 County Road 30. This Page 5 of 5 item is incomplete and is not currently scheduled for any upcoming meetings. 22. Hope Meadows Final Plat, Final PUD (PID 11-119-23-11-0012) (City File 24-025). JPB Land, LLC. submitted application materials for a Final Plat and a Final Planned Unit Development for the first phase of “Hope Meadows”. For the first phase, the applicant is requesting approval of a Final Plat that would allow the development of 52 rowhome lots and 4 villa lots near the northwest corner of Hunters Ridge and County Road 116. This item is incomplete and is not currently scheduled for any upcoming meetings. 23. New Mahavan Eco Farm Concept Plan (15-119-23-32-0006) (City File 24-026). New Mahavan Eco Farm Community is seeking Council feedback on a concept plan for a place of worship and community garden at 8750 Trail Haven Road. This item will be reviewed by the City Council for initial feedback at the City Council meeting on June 27, 2024. City of Corcoran 2024 City Council Schedule Agenda Item: 13. Below is a tentative schedule for City Council meetings. The items and schedule are subject to change. July 11, 2024 Work Session (Cancelled) July 11, 2024 • Audit Briefing – Abdo, Justin Nilson – New Business • NH Pioneer Society Request for Funds: Burschville School – Consent • Bellwether 10th FP and FPUD (city file 24-020) – (tentative) (Kendra) • Recycling Contract with Republic – (Tentative) • Progress Report – 2024 Goals and Measurables (Jay) • Mid-Year Code Enforcement (Dwight) July 25, 2024 • DRAFT Budget • Planning Project Update • Pioneer Trail FP and FPUD (City File 23-030) • Street Lighting Policy (Natalie) • THC Moratorium and Regulations • Self-Storage ZOA (city file 23-023) • Schedule Work Sessions for September, October, November August 8, 2024 Work Session • TBD August 8, 2024 • CIP Discussion • Draft 2025 Budget August 22, 2024 • Planning Project Update September 10, 2024 • Annual Charter Commission Meeting September 12, 2024 • Preliminary Budget and Levy • Levy Insert September 26, 2024 • Communications Assistant – Transition to FT • Progress Report – 2024 Goals and Measurables Page 2 of 2 October 10, 2024 October 24, 2024 • Planning Project Update November 8 or November 12 Special Meeting • Certification of General Election 2024 November 14, 2024 • Tort Liability Coverage Waiver • Certify Delinquent Utilities to Hennepin County • Certify Delinquent Recycling to Hennepin County November 25, 2024 • Approve Final Budget December 16, 2024 (Only meeting in December) • MS4 Permit • ARPA Discussion • Truth and Taxation Hearing • Final 2024 Budget and Levy • Draft 2025 Fee Schedule • 2025 Wage Schedule • 2025 Enterprise Fund Budget • 2025 Fee Schedule Adoption • Planning Project Update • Solid Wast Haulers Renewals and Staff Report • Call for Work Sessions in First Quarter 2025