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2024-09-26 City Council Agenda Packet Part 1
Corcoran City Council Agenda September 26, 2024, 7:00 pm a. NAL 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Presentations a. Mark Reinking – 5 years (Public Works) b. Joe Zerwas – 20 years (Public Safety) c. Northland – Long-term Financial Plan 5. Open Forum – Public Comment Opportunity 6. Consent Agenda a. Financial Claims September 26, 2024 b. 2023-05-11 DRAFT Council Minutes c. 2023-08-24 DRAFT Council Work Session Minutes d. 2023-08-24 DRAFT Council Minutes e. 2023-09-14 DRAFT Council Work Session Minutes f. 2023-09-28 DRAFT Council Minutes g. 2023-10-12 DRAFT Council Minutes h. 2023-10-12 DRAFT Council Work Session Minutes i. 2023-10-26 DRAFT Council Minutes j. 2023-10-26 DRAFT Council Work Session Minutes k. 2023-11-06 DRAFT Special Council Meeting Minutes l. 2023-11-09 DRAFT Council Minutes m. 2023-11-20 DRAFT Council Minutes n. 2023-12-18 DRAFT Council Minutes o. REMOVED 2024-07-25 DRAFT Council Minutes p. 2024-08-08 DRAFT Council Minutes q. 2024-08-08 DRAFT Council Work Session Minutes r. 2024-09-12 DRAFT Council Minutes s. Heather Meadows Final Plat t. Heather Meadows Early Grading u. Upward Acres Final Plat v. Upward Acres Early Grading w. Slabaugh Preliminary Plat, Final Plat, and Variance x. Tavera 7 FP/FPUD y. Long-Term Financial Management Plan z. Finance Director Services Contract aa. IT Manager Job Description and Hiring bb. Communications Specialist Job Description and Hiring cc. Hennepin County Youth Sport Grant - Equipment dd. Water Tower – Pay Request 14 ee. Water Tower – Pay Request 17 ff. Trail Haven Bridge Replacement – Pay Request 3 & FINAL gg. NE Trunk Infrastructure improvements – Pay Request 1 hh. Water Treatment Plant – Pay Request 16 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: 821 6350 4979 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 * Corcoran City Council Agenda September 26, 2024, 7:00 pm ii. Stieg Road Improvements – Pay Request 1 jj. Toward Zero Deaths Grant kk. ADDED Police Resignation and Hiring Process Authorization 7. Planning a. Public Hearing. Slabaugh Easement Vacation b. Public Hearing. Heather Meadows 2 nd Easement Vacation c. Public Hearing. Hope Meadows ROW d. Domino’s e. Schutte/Streeter Rezoning Concept f. M&J Wine Tasting Room Concept Plan 8. Unfinished Business -- Public Comment Opportunity 9. New Business – Public Comment Opportunity a. North Hennepin Pioneer Society Request for Funds in 2025 10. Council Reports a. Planning Project Update 11. 2024 City Council Schedule 12. Closed Session a. City Center - Easement 13. Adjournment Mark Reinking Public Works Crew Leader Celebrated his 5 year anniversary with the City of Corcoran! “Mark has been a wonderful addition to the team. His quiet leadership style has made him an excellent Crew Leader. The attention to detail and exceptional care that Mark brings to each project make him an asset to the City of Corcoran. Mark is a hard worker, and has an easy going demeanor that always brings a smile to his colleagues faces.” Financial Management Plan Review of Draft Report September 26, 2024 Tammy Omdal Managing Director, Northland Securities Purpose of Study and Plan To provide guide for on-going financial management Source and use of funds Property tax levies and enterprise fees and charges Capital improvement plans Debt management 2 Study Approach Use of historical data and current plans Assumptions for expense and revenue Assumptions for capital improvements Impact of growth 3 Conclusions and Recommendations 4 Maintain strong fund balances Identify strategy to fund capital Plan for tax levies and utility fees Plan for financial impact of growth Consider impact of ever-changing conditions in the economy on the Plan Background - Growth Assumptions in Plan Approximately 87 acres platted per year on average between 2024-2033 330 residential equivalent units added per year on average between 2024-2033 5 CIP – Use of Funds 6 CIP – Source of Funds 7 Annual Debt Service by Source Funds 8 Debt Service Tax Levy $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 De b t S e r v i c e P a y m e n t s Mi l l i o n s Existing Debt New Debt Debt service is planned to increase with issuance of new debt for equipment and facilities over the next several years in response to growth in the community and service demands 9 City Tax Levy and Tax Rate 10 Adjustments to Plan will be needed if the City plans to maintain constant Tax Rate 2024 2025 2026 2027 2028 2029 Property Tax Levy by Payable Year General Fund 7,187,648 8,921,330 9,808,223 10,721,408 10,824,152 11,032,608 Equipment Fund - - - - - - Facilities Fund - - - - - - Debt Service - Equipment 474,587 472,906 754,438 792,960 904,116 922,752 Debt Service - Facilities and Parks 712,021 712,022 791,625 968,633 3,784,720 3,793,674 Total Property Tax Levy before Adjustments 8,374,256 10,106,258 11,354,285 12,483,000 15,512,988 15,749,034 Adjustment needed to Plan to achieve constant rate (1,005,145) (1,424,038) (2,019,450) (4,447,043) (3,663,939) Total Property Tax Levy with Adjustments 8,374,256 9,101,112 9,930,247 10,463,550 11,065,945 12,085,095 Less Fiscal Disparities Distribution 359,809 359,809 359,809 359,809 359,809 359,809 Net Spread Levy 8,014,447 8,741,303 9,570,438 10,103,741 10,706,136 11,725,286 Net Tax Capacity 18,898,299 20,612,248 22,567,373 23,824,917 25,245,382 27,648,567 City Tax Rate 42.408% 42.408% 42.408% 42.408% 42.408% 42.408% Certified Projected City of Corcoran Summary of Property Tax Levy, Tax Capacity, and Tax Rate Note: The Adjustments needed to Plan to achieve constant tax rate in years 2027-2029 increases because the Plan includes increases in debt service for a new municipal facility, and park improvements, among other items. The financing of these projects will result in an increase in the City's tax rate unless the future increase in the City's Net Tax Capacity is greater than projected or other budget adjustments are made to offset the increase in the Debt Service for Facilities and Parks. 11 City Tax Levy $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2024 2025 2026 2027 2028 2029 2030 To t a l A n n u a l T a x L e v y Mi l l i o n s General Fund Tax Levy Equipment Fund Tax Levy Debt Service Tax Levy Tax Levy for Debt Service is projected to increase with planned issuance of new debt for projects 12 Water and Sewer Funds Cash balance objectives projected to be met 3-months operating cash Following-year debt service payments Following year pay-go capital Reserves for future capital plans Approximate 3% average annual increase in fees and charges Assumption for growth based on approved developments 13 Cash Balance 14 Summary Maintain focus on long-term financial plan Manage fund balance in compliance with fund balance policy Continue to review and update assumptions in financial plan for growth Growth impacts both future city tax levy/rate and revenue for utility funds 15 Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, Minnesota 55402 800-851-2920 Member FINRA and SIPC Registered with SEC and MSRB www.northlandsecurities.com/public_finance Questions 16 Tammy Omdal Managing Director 612-851-4964 tomdal@northlandsecurities.com 1 Corcoran City Council Minutes May 11, 2023 The Corcoran City Council met on May 11, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Counciler Schultz, Bottema, Councilor Nichols, and Councilor Vehrenkamp were present. City Administrator Beise , City Clerk Friedrich, City Attorney Thames, Community Development Director Davis McKeown, Administrative Services Director Kathy Hughes, Public Works Director Mattson, and City Planner Lindahl were present. Finance Manager Ung attended virtually. 1. Call to Order / Roll Call a. Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance a. Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by Nichols seconded by Vehrenkamp to approve the agenda as amended. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Commission Representatives 5. Open Forum 6. Presentations/Recognitions a. Resolution Recognizing National Police Week 7. Consent Agenda a. 2023-02-23 Draft Work Session and Regular Council Minutes b. 2022 Draft Work Session and Regular Council Minutes September and October 2022 c. Financial Claims d. Agriculture Preserve – Scherber e. 2023 Fee Schedule Amendment f. Resolution 2023-43 Gambling Permit – Rocky Mountain Elk Foundation-North Star Chapter g. Approving Sound Waiver Permit-Corcoran Country Daze h. Approving Sound Waiver Permit-Corcoran Lions i. Invasive Species Removal – DNR Agreement MOTION: made by Nichols seconded by Vehrenkamp to approve consent agenda items 7a – 7d and 7f – 7h. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Nichols seconded by Vehrenkamp to approve consent agenda item 7e as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) Agenda Item 6b. 2 MOTION: made by Nichols seconded by Vehrenkamp to approve consent agenda 7i as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 8. Planning Business a. Public Comment: Steve Mueller 7474 Fir Ln N and Kathryn Drivas 6747 Olde Sturbridge Rd. spoke to the council. Cook Lake Highland PUD Amendment report presented by Planner Lindahl. Steph Griffen of Trek Real Estate and Development spoke to the council. MOTION: made by Schultz seconded by McKee to approve Resolution 2023-33 Option 1 as presented. Voting Aye: McKee, Schultz, Bottema. Voting Nay: Vehrenkamp. Abstain: Nichols (Motion carries: 3:1:1 ) b. Rush Creek Reserve 3rd Addition Final Plat and Final PUD report presented by Planner Lindahl. Public Hearing: Rush Creek Reserve 3rd Addition Easement Vacation public hearing opened at 8:00. No comments. MOTION: made by Vehrenkamp seconded by Schultz to close the public hearing. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Bottema seconded by Schultz to approve Resolution 2023-34, Resolution 2023-35, Resolution 2023-36 as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp. Voting Nay: Nichols (Motion carries: 4:1) c. Zoning Ordinance Amendment – Non-conforming Expansion Discussion report presented by Community Development Director Davis McKeown. MOTION: made by Bottema seconded by Schultz to authorize staff to proceed with an amendment to Section 1030.010 of the Zoning Ordinance as requested. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 9. Unfinished Business a. Logo Approach and Staff Process for Logo report presented by Administrative Services Director Kathy Hughes. MOTION: made by Bottema seconded by Schultz to authorize staff to proceed with 99 Design for Logo designs. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) b. Financial Guarantee Policy report presented by City Administrator Beise. MOTION: made by Nichols seconded by Vehrenkamp to adopt the Financial Guarantee Policy as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 10. New Business a. Fund Transfers report presented by City Administrator Beise. MOTION: made by Bottema seconded by Schultz to approve Resolution 2023-42 as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 11. Staff Reports 3 12. Closed Sessions Council meeting was adjourned at 8:40 pm to go into closed session to discuss the purchase of real property. Council meeting was called back to order. a. Hackamore Road Improvements and Purchase of Real Estate and Personal Property b. Sale of Property – 35-119-23-42-0035 c. Attorney Client Privilege – Threatened Litigation MOTION: made by Nichols, seconded by Schultz to reduce developers’ line of credit as recommended by staff. Council directed staff to notify the developer of a 60-day requirement to provide the city with a plan of action to complete all remaining project items. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) 13. New Business Continued b. Implementation of Policy Discussion 14. 2023 City Council Schedule 15. Adjournment MOTION: made by Nichols, seconded by Schultz to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 8:48 pm on May 11, 2023. ___________________________________ Nalisha Williams – Assistant City Administrator Council Work Session Minutes August 24, 2023 The Corcoran City Council held a work session on August 24 , 2023, in Corcoran Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom Mayor McKee, Councilor Schultz, Councilor Bottema, Councilor Vehrenkamp and Councilor Nichols were present. City Administrator Beise, City Clerk Friedrich, Finance Manger Ung, Administrative Services Director Hughes, Recreation Supervisor Christensen Buck, Public Works Director Mattson, and Public Safety Director Gottschalk were present. 1. Call to Order Mayor McKee called the meeting to order at 5:30 pm. 2. Draft 2024 Budget Discussion - Finance Manager Ung presented the preliminary budget, updated from the July 27, 2023, council work session. Council discussed and shared feedback with staff. Budget discussion to continue at the 09/14/2023 council meeting. 3. Adjournment Motion: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 6:45 pm on August 24, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Agenda Item 6c. 1 City Council Meeting Minutes August 24, 2023 The Corcoran City Council met on August 24, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Schultz, Councilor Bottema, Councilor Nichols, and Councilor Vehrenkamp were present. City Administrator Beise, City Clerk Freidrich, Finance Manager Ung, Public Works Director Mattson, Recreation Supervisor Christensen Buck and Director of Public Safety Gottschalk were present. 1. Call to Order / Roll Call Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval City Administrator Beise added revised attachement to 9d., added 9e., updated 10b., updated 10c., added 11b. MOTION: made by Nichols seconded by Vehrenkamp to approve the agenda as amended. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Commission Representatives Planning Commissioner Lindsay Lind Parks and Trails Commissioner Judith Strehler 5. Open Forum 6. Presentations/Recognitions a. Years of Service Recognition--Paula Steelman (15 Years) 7. Consent Agenda a. December 8, 2022 Council Minutes b. Financial Claims c. Approving Resolution 2023-68 Bennett Garage CUP d. Water Treatment Plant-Pay Request 3 e. Moved from Unfinished Business - City Center Drive and 79th Place Street and Utility Improvements-Bid Award f. Moved from New Business - Fund Transfers g. Moved from New Business - Create and Amend Funds MOTION: made by Nichols seconded by Vehrenkamp to approve the consent agenda as amended. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) Agenda Item 6d. 2 8. Planning Business a. Corcoran Garages II report presented by Planner Lindahl. Staff recommends Council table the item to a future council meeting as requested by the applicant. Council provided staff with guidance MOTION: made by Nichols seconded by Vehrenkamp to table Corcoran Storage II application to a future council meeting. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) 9. Unfinished Business a. Recognizing Night to Unite Participants and Donations MOTION: made by Nichols seconded by Vehrenkamp to approve Resolution 2023-71 as presented. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) b. City Administrator Search Process Update reported presented by staff. MOTION: made by Nichols seconded by Vehrenkamp to approve Resolution 2023-67 as presented and call for a council special work session on October 12, 2023. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) c. Revised: Request for Proposals and Qualifications for Master Park Planning and Design Services. Report presented by staff. MOTION: made by Nichols seconded by Vehrenkamp to authorize release of Request for Proposals and Qualifications for Master Park Planning and Design Services as ammended. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) d. Added: Financial Assistance Request presented by staff. MOTION: made by Nichols seconded by Vehrenkamp to authorize staff to proceed with Abdo Financial Solutions for financial assistance to complete the yearly audit for an additional $5,000. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) 10. New Business a. Resident Garage 22355 Oakdale Drive report presented by staff. Resident Jay Brown 22355 Oakdale Drive spoke to council. MOTION: made by Nichols seconded by Vehrenkamp to authorize staff to work on updates as discussed. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols (Motion carries: 5:0) b. Organics Recycling Requirements report presented by staff and Hennepin County representative. Council provided staff direction to research organics recycling options. Audio was not available for the following portions of the council meeting c. Public Hearing: Cannibis, Edible Cannabinoids, & Drug Paraphernalia Ordinance i. Regulation Discussion ii. Fee Schedule d. Public Hearing: Adopt Interim Moritorium Ordinance i. Moritorium Discussion e. Tuition Reimbursement Request – Wayne Barnhart 3 11. Staff Reports a. Planning and Project Update b. Broadband Update 12. Closed Session Council meeting was adjourned to go into closed session a. City Center Drive Improvements b. PIDs - 23-119-23-43-0004 and 23 -119 -23 -43 -0003 c. Diamond Lake Regional Trail Staff was provided with direction on all closed session items. 13. 2023 City Council Schedule 14. Adjournment MOTION: made by Schultz, seconded by Bottema to adjourn. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 10:56 pm on , August 24, 202 3. _____________________________________ Nalisha Williams – Assistant City Administrator Council Work Session Minutes September 14, 2023 – 5:30 pm The Corcoran City Council held a work session on September 14, 2023, in Corcoran Minnesota. The City Council work session was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom Mayor McKee, Councilor Schultz, Councilor Bottema, Councilor Vehrenkamp and Councilor Nichols were present. City Administrator Beise , City Clerk Friedrich, and Community Development Director Davis McKeown were present. 1. Call to Order Mayor McKee called the meeting to order. 2. Underlying Zoning Districts report presented by Community Development Director Davis McKeown. Council provided staff with direction. 3. Unscheduled Items 4. Adjournment Motion: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned on September 14, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Agenda Item 6e. 1 Corcoran City Council Minutes September 28, 2023 The Corcoran City Council met on September 28, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Schultz Councilor Bottema, Councilor Vehrenkamp and Councilor Nichols were present. City Administrator Beise, City Clerk Friedrich, Community Development Director Davis McKeown, Public Works Director Mattson, and City Attorney Thames, were present. City Planner Lindahl attended virtually. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by McKee seconded by Vehrenkamp to approve the agenda as ammended. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Commission Representatives Planning Commissioner Jay Van Den Einde Parks and Trails Commissioner Val Nybo 5. Open Forum 6. Presentations/Recognitions 7. Consent Agenda a. Remove - March 23, 2023 Work Session and Regular Session Minutes b. Financial Claims c. Water Tower - Pay Request 5 d. Water Treatment Plant – Pay Request 4 e. Resolution 2023-87 Interim City Administrator Appointment f. Moved to 8c. - Sunram Interim Use Permit (City File 23-015) g. Rush Creek Reserve Plat Correction (City File 22-012) h. Bechtold Farms Conservation Easement Agreement (City File 22-024) i. Resolution 2023-88 Declaring the Dual Roles of the Director of Public Safety and Interim City Administrator MOTION: made by Schultz seconded by Vehrenkamp to approve consent agenda items 7b. – 7e., and 7g. – 7h. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Schultz seconded by Vehrenkamp to approve item 7i. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) Agenda Item 6f. 2 8. Planning Business Public Comment • Larry Souther 10226 Elm Ln. spoke to council regarding Southfork Village Concept Plan. • Nancy Dow 10210 Elm Ln. spoke to council regarding Southfork Village Concept Plan. • Terry Lehman 10224 Ironwood Ln spoke to council regarding Southfork Village Concept Plan. • Maureen Clipperton 10800 Trail Haven spoke to council regarding Red Barn Pet Retreat Comprehensive Plan. MOTION: made by Bottema seconded by Schultz to direct staff to draft language on a moretorum related to new storage facilities. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) a. Southfork Village Concept Plan (City File 23-020) report presented by Community Development Director Davis McKeown. Applicant Mark G. of Fenway Land Company spoke to council. Council provided feedback to the applicant. b. Karinemi-Jensen Concept Plan (City File 23-018) report presented to council. Council provided feedback to the applicant. c. Sunram Interim Use Permit (City File 23-015) report presented by Community Development Director Davis McKeown. Council provided feedback to staff. d. Rezoning, Site Plan, Variances and Conditional Use Permit for Corcoran Storage II at 23730 Highway 55 (City File 23-016) report presented by City Planner Lindahl. MOTION: made by Bottema seconded by Vehernkamp approve Ordinance 2023-501, Resolution 2023-79, Resolution 2023-80 and Resolution 2023-81 as presented. Voting Aye: McKee, Bottema, Vehrenkamp Voting Nay: Schultz and Nichols (Motion carries: 3:2) e. Red Barn Pet Retreat Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit, and Site Plan (City File 23-008) report presented by City Planner Lindahl. Applicant spoke to council. MOTION: made by Bottema seconded by Vehrenkamp to direct staff to approve Item #2 related to TLAC deferement and connection charges. Voting Aye: McKee, Bottema, Vehrenkamp, and Nichols Abstain: Schultz (Motion carries: 5:0) MOTION: made by Bottema seconded by Vehrenkamp to approve Resolution 2023-82, Ordinance 2023-502, Resolution 2023-83, Resolution 2023 -84 and Resolution 2023-85 (with 8d. amendment) as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 9. Unfinished Business a. 2024 Preliminary Levy report presented by City Administrator Beise. MOTION: made by Schultz seconded by Vehrencamp to adopt the 2024 draft budget as presented, noting the final budget will be presented at the 12/18/23 council meeting. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 10. New Business a. Five-Year Financial Management Plan report presented by Tammy Omdahl from Northland Public Finance. MOTION: made by Schultz seconded by Vehrenkamp to adopt the Five-Year Financial Management Plan as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols 3 (Motion carries: 5:0) b. Draft 2024 Enterprise Fund Budgets MOTION: made by Schultz seconded by Nichols to direct staff to complete the 2024 draft budgets as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 11. Staff Reports a. Planning Project Update b. Progess Report – 2023 Goals and Measurables c. Stieg Road – Burial Marker Update 12. Closed Session Council meeting was adjourned at 11:08 pm to go into closed session Council meeting was called back to session. a. Attorney-Client Privilege: Discuss Response to Action Filed by Housing First Minnesota. Staff was provided with direction. b. Non-Public Health and Medical Data. Staff was provided with direction. c. City Center Drive and 79th Place Improvement Project. Staff was provided with direction. 13. New Business a. City Center Drive and 79th Place Improvement Project 14. 2023 City Council Schedule 15. Adjournment MOTION: made by Nichols seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) Meeting adjourned at 11:22 pm on September 28, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Corcoran City Council Minutes October 12, 2023 1 The Corcoran City Council met on October 12, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Schultz, Councilor Bottema, Councilor Nichols, and Councilor Vehrenkamp were present. Interim City Administrator Gottschalk, City Clerk Friedrich, Community Development Director Davis McKeown, Administrative Services Director Kathy Hughes, Public Works Director Mattson were present. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by Nichols seconded by Bottema to approve the agenda as amended. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Commission Representatives Planning Commissioner Corinne Brummond in person. Parks and Trails Commissioner Phil Christenson virtually. 5. Open Forum Joe Nadeau 22465 Rush Creek Dr spoke to council about road maintenance. 6. Presentations/Recognitions a. Ken Guenthner Watershed Presentation 7. Consent Agenda a. Removed - March 23, 2023 Work Session and Regular Session Minutes b. Financial Claims c. Resolution 2023-90 Supporting City of Champlin and City of Dayton. Councilor Bottema presented information regarding Hennepin County and support for the City of Champlin and City of Dayton. d. Removed - Resolution 2023-91 Accepting Donation to Police Department MOTION: made by Nichols seconded by Bottema to approve the consent agenda item 7b. as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Nichols seconded by Bottema to approve the consent agenda item 7c. as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 8. Planning Business • John Dugan 20415 Co Rd 50 spoke to council regarding Sunram IUP. Agenda Item 6g. Corcoran City Council Minutes October 12, 2023 2 a. Sunram Interim Use Permit (City File 23-015) report presented by Community Development Director Davis McKeown. Applicant Ryan Sunram (Sunram Construction 20010 75th Ave N) spoke to council. MOTION: made by Schultz seconded by Vehrenkamp to amend Resolution 2023-86 by striking item 3o. Voting Aye: Schultz, Bottema, and Vehrenkamp Voting Nay: McKee and Nichols (Motion carries: 3:2) MOTION: made by Schultz seconded by Vehrenkamp to approve Resolution 2023-86 as amended. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols Voting Nay: Bottema (Motion carries: 4:1 ) b. Storage Interim Ordinance report presented by Community Development Director Davis McKeown. MOTION: made by Bottema seconded by Schultz to approve Ordinance 2023 -505 and Ordinance 2023-506 as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 9. Unfinished Business a. Met Council Density Follow Up report presented by Community Development Director Davis McKeown. b. Charter Commission Amendment Discussion report presented by Interim City Administrator Gottschalk. MOTION: made by McKee seconded by Bottema to direct staff to publish a notice in the October 26, 2023 Crow River News for a Public Hearing on the Charter Amendment at the November 20, 2023 council meeting. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 10. New Business 11. Staff Reports 12. Closed Session Council meeting was adjourned at 8:17 pm to go into closed session. Council meeting was called back to order. a. Non-Public Health and Medical Data b. City Center Drive and 79th Place Improvement Project 13. New Business a. City Center Drive and 79th Place Improvement Project. Agreements report presented by Public Works Director Mattson. MOTION: made by Schultz seconded by Vehrenakmp to approve the 4 City Center Drive and 79th Place Improvement agreements as presented in the closed session. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) b. Employment Separation MOTION: made by Bottema seconded by Schultz to add item 13b. to the agenda. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) Corcoran City Council Minutes October 12, 2023 3 MOTION: made by Bottema seconded by Vehrenkmp for The City of Corcoran to separate employment with Colin Entrikin. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 14. 2023 City Council Schedule Adjournment MOTION: made by Nichols, seconded by Schultz to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned pm on October 12, 2023. ___________________________________ Nalisha Williams – Assistant City Administrator Council Work Session Minutes October 12, 2023 The Corcoran City Council held a work session on October 12, 2023, in Corcoran Minnesota. The City Council work session was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom Mayor McKee, Councilor Schultz, Councilor Bottema, Councilor Vehrenkamp and Councilor Nichols were present. Interim City Administrator Gottschalk, City Clerk Friedrich, and Public Works Director Mattson were present as was a representative from David Down & Associates. 1. Call to Order Mayor McKee called the meeting to order at 5:30 pm. 2. City Administrator Finalists Council and staff discussed candidate ranking and the interview process. 3. Unscheduled Items 4. Adjournment Motion: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 6:36 pm on October 12 , 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Agenda Item 6h. Corcoran City Council Minutes October 26, 2023 1 The Corcoran City Council met on October 26, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Nichols, and Councilor Vehrenkamp were present. Councilor Schultz and Councilor Bottema were absent. Interim City Administrator Gottschalk, City Clerk Friedrich, Community Development Director Davis McKeown, Recreation Supervisor Christensen Buck, Administrative Services Director Kathy Hughes and Public Works Director Mattson were present. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by Nichols seconded by Vehrenkamp to approve the agenda as amended. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) 4. Commission Representatives Planning Commissioner Mark Lanterman Parks and Trail Commissioner Judy Strehler 5. Open Forum • D Sicora 6410 Elm St spoke to council about street lighting and shooting in the areas near their home and the need for a fire station in Corcoran. 6. Presentations/Recognitions 7. Consent Agenda a. March 9, 2023 Work Session b. Financial Claims c. Water Tower - Pay Request 5 d. Public Works Authorization to Hire e. Hackamore Road Improvements – Change Order 1 MOTION: made by Vehernkamp seconded by Nichols to approve the consent agenda as amended. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) 8. Planning Business • D Sicora 6410 Elm St spoke to council about dog nuisance code. a. Ordinance Amendment – Accessory Structures report presented by Community Development Director Davis McKeown. MOTION: made by Nichols seconded by Vehrenkamp to approve Ordinance 2023-508 Option B and Resolution 2023-92 as presented. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) Agenda Item 6i. Corcoran City Council Minutes October 26, 2023 2 MOTION: made by McKee seconded by Nichols to table Ordinance 2023 -509 to the November 6, 2023 council meeting. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) b. Ordinance Amendment – Code Clean Up report presented by Community Development Director Davis McKeown. MOTION: made by Vehrenkamp seconded by Nichols to approve Ordinance 2023-510 and Resolution 2023-93 as presented. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) MOTION: made by McKee seconded by Nichols to table Ordinance 2023-511 to the November 6, 2023 council meeting. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) 9. Unfinished Business • Lynn Alberts 7490 Fir Ln spoke to council with a request for reimbursement to Bass Lake Crossing HOA for trail maintenance. a. Parks and Trails Commission Applications MOTION: made by McKee seconded by Vehrenkamp to appoint Jonathan Schmidt to the Parks and Trails Commission effective November 16, 2023. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) b. RFPQ on City Park Development Planning report presented by Recreation Supervisor Christensen Buck. MOTION: made by Nichols seconded by Vehrenkamp authorizing staff to develop a Master Services Agreement to work with HKGi, with a draft agreement presented at a future meeting. c. Snow and Ice Removal Policy and Trail Maintenance Discussion report presented by Public Works Director Mattson. MOTION: made by Vehrenkamp seconded by Nichols to adopt Ordinance 2023-503 and approve Resolution 2023-89 as presented. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) MOTION: made by McKee seconded by Nichols to table Ordinance 2023-504 to the November 6, 2023 council meeting. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) 10. New Business a. Benefits Summary 2024 report presented by Administrative Services Director Kathy Hughes. MOTION: made by McKee seconded by Vehrenkamp to ammend the 2024 Benefits Summary page 7 HSA and FSA contribution to change to $123.07, and direct staff to match the contribution with the labor union MOU. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) MOTION: made by Nichols seconded by Vehrenkamp to approve the 2024 Benefits Summary as amended and authorize staff to complete the necessary documents for implementation. Voting Aye: McKee, Vehrenkamp, and Nichols (Motion carries: 3:0) Corcoran City Council Minutes October 26, 2023 3 b. Small Conference Room Technology MOTION: made by Nichols seconded by Vehrenkamp to authorize staff to proceed with the implementation and setup of a communications audio/video system in the conference rooms of City Hall, using ARPA funds. Voting Aye: McKee, Vehrenkamp, and Nichols Motion carries: 3:0) 11. Staff Reports a. Planning Project Update 12. 2023 City Council Schedule Adjournment MOTION: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Vehrenkamp, and Nichols. (Motion carries 3:0) Meeting adjourned pm on October 26 , 2023. ___________________________________ Nalisha Williams – Assistant City Administrator Council Work Session Minutes October 26 , 2023 The Corcoran City Council held a work session on October 26, 2023, in Corcoran Minnesota. The City Council work session was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom Mayor McKee, Councilor Bottema, Councilor Vehrenkamp and Councilor Nichols were present. Councilor Schultz was absent. Interim City Administrator Gottschalk, City Clerk Friedrich, Administrative Services Director Kathy Hughes, and Public Works Director Mattson were present. 1. Call to Order Mayor McKee called the meeting to order at 5:30 pm. 2. City Logo Design report presented by Administrative Services Director Kathy Hughes. Council discussed and provided staff with direction. 3. Unscheduled Items 4. Adjournment Motion: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Vehrenkamp, and Nichols. (Motion carries 3:0) Meeting adjourned on October 26, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Agenda Item 6j. City Council Special Meeting Minutes November 6, 2023 The Corcoran City Council met on November 6, 2023, in Corcoran, Minnesota. A Special City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Schultz, Councilor Bottema, Councilor Vehrenkamp and Councilor Nichols were present. 1. Call to Order Mayor McKee called the meeting to order. 2. Final Candidate Inter views for City Administrator Position MOTION: made by Schutz seconded by Nichols to authorize staff to move forward with Jay Tobin as candidate for City Administrator position. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Bottema seconded by Nichols that there is no alternative but there are alternative courses. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Schultz seconded by Bottema to appoint Mayor McKee and Councilor Vehrenkamp to a subcommittee to negotiate with the approved candidate. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 3. Unscheduled Items 4. Adjournment MOTION: made by Nichols seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) Meeting adjourned on November 6, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Agenda Item 6k. Corcoran City Council Minutes November 9, 2023 1 The Corcoran City Council met on November 9, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Schultz, Councilor Vehrenkamp and Councilor Nichols were present. Councilor Bottema was excused. Interim City Administrator Gottschalk, Administrative Services Director Hughes, Recreation Supervisor Christensen Buck, and Public Works Director Mattson, were present. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by McKee seconded by Vehrenkamp to approve the agenda as ammended. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) 4. Commission Representatives Planning Commissioner Jon Horn Parks and Trails Commissioner Thomas Anderson 5. Open Forum • Jason Bartels 19795 Hunters Ridge spoke about Bellwether access to Hunters Ridge. MOTION: made by Schultz seconded by Vehrenkamp to close open forum. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) 6. Presentations/Recognitions 7. Consent Agenda a. Removed - March 9, 2023 Regular Session Minutes b. Financial Claims c. Water Tower - Pay Request 6 d. 66th Avenue /Gleason Parkway Corridor Improvements – Pay Request 8 and Final e. CSAH 10 and Walnut Turn Lane Improvements – Pay Request 4 and Final f. Summary Ordinance 2023-504 Street Management g. Summary Ordinance 2023-509 Accessory Structures h. Summary Ordinance 2023-511 Minor Subdivision and Zoning Revisions i. CSAH 10 and Brockton Turn Lane Improvements – Pay Request 1 MOTION: made by Nichols seconded by Schultz to approve the consent agenda items 7b. – 7i. as presented. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) MOTION: made by Nichols seconded by Schultz to table consent agenda 7a. to the next council meeting on November 20, 2023. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) Agenda Item 6l. Corcoran City Council Minutes November 9, 2023 2 8. Planning Business 9. Unfinished Business Mayor McKee opened the Public Hearing at 7:10 pm related to Certifying Deliquent Fees. No public comments. MOTION: made by Schultz seconded by Vehrenkamp to close the Public Hearing. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) a. Certifying Delinquent Fees report presented by Interm City Administrator Gottschalk. MOTION: made by Nichols seconded by Vehrenkamp to approve Resolution 2023-94 and Resolution 2023-95 as presented. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) b. City Logo Design Update report presented by Administrative Services Director Hughes. MOTION: made by McKee seconded by Schultz to nominate Mayor McKee and Councilor Nichols to a sub-committee to work with Administrative Services Director Hughes and the logo designer. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) MOTION: made by Nichols seconded by Schultz to proceed with logo design #5. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) c. Three Rivers Cooperative Agreement report presented by Recreation Supervisor Christensen Buck. MOTION: made by Nichols seconded by Schultz to approve entering into the agreement with Three Rivers Park District as presented subject to minor edits approved by the City Attorney. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) d. Wildflower Park Bike Rack report presented by Recreation Supervisor Christensen Buck. MOTION: made by Schultz seconded by Vehrenkamp to approve Option 1 for the purchase and installation of a bike rack for Wildflower Park utilizing a one-time committed donation. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) e. Police Sergeant Job Offer report presented by Interim City Administrator Gottschalk. MOTION: made by Schultz seconded by Nichols to authorize the Mayor and City Administrator to issue a job offer to the preferred candidate.. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) 10. New Business a. City Calendar 2024 report presented by Interim City Administrator Gottschalk. MOTION: made by Vehrenkamp seconded by Nichols to approve the 2024 City Calendar as presented. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) b. Police Department Staffing report presented by Interim City Administrator Gottschalk. Corcoran City Council Minutes November 9, 2023 3 MOTION: made by Vehrenkamp seconded by Nichols to approve Resolution 2023-96, appointing Peter Ekenburg as interim Deputy Director of Public Safety. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) 11. Staff Reports 12. 2023 City Council Schedule 13. Adjournment MOTION: made by Nichols seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols (Motion carries: 4:0) Meeting adjourned at 8:10 pm on November 9, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Corcoran City Council Minutes November 20, 2023 1 The Corcoran City Council met on November 20 , 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Bottema, Councilor Nichols, Councilor Schultz and Councilor Vehrenkamp were present. Interim City Administrator Gottschalk, City Clerk Friedrich, Administrative, Community Development Director Davis McKeown, Recreation Supervisor Christensen Buck, and Public Works Director Mattson, were present. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by McKee seconded by Vehrenkamp to approve the agenda as ammended. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Commission Representatives Planning Commission Lindsay Lind Parks and Trails Commissioner Michelle Friedrich Moved – 10b. Online City Meetings Participation report presented by staff. MOTION: made by Nichols to only allow public comment in person at open forum, and allow public comment viurtually on agenda items. Motion failed without a second. MOTION: made by Nichols seconded by Schultz to change the public comment policy until June 1, 2024 to only allow public comment in person from applicants and the general public. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Nichols seconded by Schultz to modify the public comment motion to ask staff to bring this item back on the agenda in June 2024. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 5. Open Forum Jill Freeman 10177 Ironwood Ct Carmen Mattson 10174 Ironwood Ct 6. Presentations/Recognitions a. Robbie Kottke – 5 Years of Service 7. Consent Agenda a. Removed - March 9, 2023 Regular Session Minutes b. Financial Claims c. Water Treatment Plant - Pay Request 6 d. Horseshoe Bend Drainage Improvements – Pay Request 1 e. Resolution 2023-99 Authorizing Diamond Lake Regional Trail Cooperative Agreement Agenda Item 6m. Corcoran City Council Minutes November 20, 2023 2 MOTION: made by Nichols seconded by Vehrencamp approve consent agenda items 7b. – 7e. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Nichols seconded by Schultz to table item 7a. March 9, 2023 Regular Session Minutes to the next council meeting. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 8. Planning Business Commercial and Industrial District Ordinance update report presented by staff. MOTION: made by Nichols seconded by Vehrenkamp to adopt the work plan as presented and direct staff to initiate the ordinance update. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 9. Unfinished Business Public Hearing: Charter Amendment. Mayor McKee opened the public hearing at 7:40pm. MOTION: made by Nichols seconded by Schultz to close the public hearing. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) a. Adopt Ordinance 2023-507 City Charter Amendment report presented by staff. MOTION: made by Nichols seconded by Schultz to approve Ordinance 2023-507 as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) b. City Administrator Contract report presented by staff. MOTION: made by Nichols seconded by Schultz to approve Jason Tobin employment agreement as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) c. Park Development and Master Planning Consultant - Master Services Agreement report presented by staff. MOTION: made by Nichols seconded by Schultz to approve Resolution 2023-97 as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) d. City Center Drive and 79th Place Utility and Street Improvements - Change Order 1 and Pay Request 1 report presented by staff. MOTION: made by Nichols seconded by Schultz to approve Change Order #1, and Pay Order #1 as presented. Directet staff to use of ARPA funds as discussed. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 10. New Business a. Hennepin County Regional Solicitation – CR 116 Trail Improvement Grant Consideration report presented by staff. MOTION: made by Bottema seconded by Schultz to approve Resolution 2023-98 as presented and contributing the Letter of Support as part of Hennepin County’s regional solicitation. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) Corcoran City Council Minutes November 20, 2023 3 b. Moved after item 4 - Online City Meetings Participation c. Police K9 Request report presented by staff. MOTION: made by Vehrenkamp seconded by Schultz to retire police canine Zeke from service and have the City Attorney draft a sale and indemnification agreement. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) d. Authorization to Disburse Claims MOTION: made by Nichols seconded by Schultz to authorize staff to process claims once between November 20, 2023 and December 18, 2023 as requested. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 11. Staff Reports a. Planning Projects Update report presentedby staff. 12. Closed Session Mayor McKee adjourned the regular meeting at 8:44 to go into closed session. The regular meeting was brought back to order. 10. New Business Continued e. Labor Negotiations - staff was provided with direction. 13. 2023/2024 City Council Schedule 14. Adjournment Motion: made by, Schultz, seconded by Bottema to adjourn. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned on November 20, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Corcoran City Council Meeting Minutes December 18, 2023 1 The Corcoran City Council met on December 18, 2023, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Bottema, Councilor Nichols, Councilor Schultz and Councilor Vehrenkamp were present. City Administrator Tobin , City Clerk Friedrich, Administrative Services Director Hughes, Recreation Supervisor Christensen Buck, Public Works Director Mattson, and Public Safety Director Gottschalk were present. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval MOTION: made by McKee seconded by Vehrenkamp to approve the agenda as ammended. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Commission Representatives Planning Commissioner Jay Van Den Einde Parks and Trails Commissioner Jonathan Schmidt 5. Open Forum – Jay Tobin introduced himself as the Corcoran City Administrator. 6. Presentations/Recognitions 7. Consent Agenda a. Removed - March 9, 2023 Regular Session Minutes b. Financial Claims Decembers 6, 2023 c. Financial Claims December 18, 2023 d. 2024 Enterprise Funds Budget e. Water Tower - Pay Request 7 f. NE Trunk Infrastructure Project – Geotechnical Services Quote g. Accept Officer Decker Resignation h. Resolution 2023 -103 and Police Canine Sale and Imdemnification i. CIP Squard Car Order j. NW Trails and Grant-In -Aid Program 2024 Update k. Resolution 2023-101 Designating Polling Place and Back Up Polling Place Locations l. Resolution 2023-102 Appointing Jason R. Tobin as City Administrator m. Council Sound System – Change Order 1 n. Resolution 2023-106 Holiday Toy and Food Drive. Council thanked city employees, volunteers and local businesses for their participation. Resolution 2023-106 corrected to reflect West Suburban Fire. o. Tort Liability Coverage Agenda Item 6n. Corcoran City Council Meeting Minutes December 18, 2023 2 p. Solid Waste Hauler Renewals q. Land Sale Agreement r. Accept Finance Manager Ung Resignation s. Water Treatment Plant – Pay Request 7 t. Resolution 2023-107 Shop-with-a-Cop Annual Event and Donation. Council thanked city employees, volunteers and local businesses for their participation. MOTION: made by Schultz seconded by Vehrenkamp to approve the consent agenda items 7b-7m and items 7o-7s. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Schultz seconded by Vehrenkamp to approve the consent agenda item 7n. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Schultz seconded by Vehrenkamp to approve the consent agenda 7t. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 8. Planning Business 9. Unfinished Business a. Public Hearing: 2024 Truth -in-Taxation and Proposed Budget and Property Tax Levy Mayor McKee opened the public hearing at 7:08pm. No one addressed the council. MOTION: made by Schultz seconded by Vehrenkamp to close the public hearing. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) b. 2024 Final General Fund Budget and Property Tax Levy. Staff presented the 2024 Final General Fund Budget and Property Tax Levy report. MOTION: made by Nichols seconded by Bottema to adopt Resolution 2023-104, Adopting 2024 Budget and Final 2023 Tax Levy collectible in 2024 as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) c. 2024 Full-time, Part-time, and Seasonal Wage Schedule report presented by staff. MOTION: made by Nichols seconded by Bottema to adopt Resolution 2023-105, Adopting 2024 Wage Schedule and Benefit Package for City Employees. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) d. 2024 Fee Schedule report presented by staff. MOTION: made by Nichols seconded by Bottema to adopt Ordinance 2023-512, Adopting 2024 Fee Schedule. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) e. Website Maintenance Update and Cost Comparison report presented by staff. MOTION: made by Nichols seconded by Bottema to authorize staff to continue utilizing CivicLive website maintenance software in 2024 at a cost of $1,802.50. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) f. Logo Final Design report presented by staff. MOTION: made by Nichols seconded by Bottema to accept the final logo design as recommended with the duck bill tweek, and direct staff to move forward with developing a brand strategy. Corcoran City Council Meeting Minutes December 18, 2023 3 Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) g. City Logo Water Tower report presented by staff. MOTION: made by Nichols seconded by Bottema to table the decision on the city logo on the water tower to a future meeting. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 10. New Business a. Recycling Forgiveness Request presented by staff. MOTION: made by Bottema seconded by Schultz to direct staff to not bring recycling fee forgiveness request to council. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Bottema seconded by Schultz to deny recycling fee forgiveness request as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) b. Earned Saved and Sick Time (ESST) Process report presented by staff. MOTION: made by Bottema seconded by Vehrenkamp to approve the Earned Sick and Safe Time policy as presented. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) c. MS4 Stormwater Pollution Preveniton Plan report presented by staff giving public an opportunity to comment. No public comment. d. 2024 Strategic Planning Discussion report presented by staff. MOTION: made by Bottema seconded by Schultz for council and staff to meet at a special council work session for 2024 statgeic planning on January 3, 2024 at 5:30 pm. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) e. Call for Work Sessions First Quarter 2024, Mayor McKee called for council work sessions on February 8, 2024, and March 14, 2024 at 5:30 pm. MOTION: made by Bottema not to implement LPR camera’s, no second. Motion failed. MOTION: made by Schultz seconded by Vehrenkamp for council and staff to meet at a special council work session on February 8, 2024 5:30 pm. Voting Aye: McKee, Schultz, Vehrenkamp, and Nichols Voting Nay: Bottema (Motion carries: 4:1) Mayor McKee called for a special council meeting session for March 14, 2024 at 5:30 pm. 11. Staff Reports a. Planning Projects Update Report b. Financial Management Plan Update report presented by staff. MOTION: made by Bottema seconded by Vehrenkamp to authorize staff to secure a professional services contract with Abdo Financial Solutions as presented for a period not to exceed 6 months. Voting Aye: McKee, Schultz, Bottema, Vehrenkamp, and Nichols (Motion carries: 5:0) 12. 2024 City Council Schedule 13. Adjournment Corcoran City Council Meeting Minutes December 18, 2023 4 Motion: made by, Schultz, seconded by Bottema to adjourn. Voting Aye: McKee, Bottema, Schultz, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 8:40 pm on December 18, 2023. _____________________________________ Nalisha Williams – Assistant City Administrator Corcoran City Council Minutes August 8, 2024 1 The Corcoran City Council met on August 8, 2024, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Lanterman, Councilor Bottema, Councilor Vehrenkamp, and Councilor Nichols were present. City Administrator Tobin, Planner Klingbeil, Public Works Director Mattson, City Attorney Thames and Director of Public Safety Gottschalk were present. 1. Call to Order Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval Motion: made by Vehrenkamp, seconded by Bottema to approve the agenda as amended. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) 4. Open Forum Councilor Bottema thanked staff members Jacob Anderson, Dani Hoffman and Jackson Shipley for their great work on Night to Unite. 5. Consent Agenda a. Financial Claims August 8, 2024 b. Bellwether 10th FP and FPUD (city file 24-020) c. Community Service Officer Hiring d. Admin Asst Resignation and Deputy Clerk Hiring e. Finance Manager Resignation and Hiring f. Watershed Commissioner Resignation and Publish Vacancy. Council thanked Commissioner Guenthner for his participation. g. City Center and 79th Place – Pay Request #5 h. Bellweather Boardwalk Update i. Corcoran Storage II (city file (23-016) j. Fee Schedule Update k. Police Protective Equipment Motion: made by Bottema , seconded by Lanterman to approve consent agenda items 5a., 5c-5e, 5g.- 5i. and 5k as presented. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) Motion: made by Vehrenkamp , seconded by Nichols to approve consent agenda item 5b. as presented. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) Agenda Item 6p. Corcoran City Council Minutes August 8, 2024 2 Motion: made by Vehrenkamp , seconded by Nichols to approve consent agenda item 5f. as presented. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) Motion: made by Vehrenkamp , seconded by Nichols to approve consent agenda item 5j. as presented. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) 6. Planning Business Report presented by staff a. Public Hearing for Bellwether Easement Vacation Mayor McKee opened the public hearing. No one spoke. Motion: made by Vehrenkamp , seconded by Nichols to close the public hearing. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) Motion: made by Bottema, seconded by Vehrenkamp to approve Resolution 2024-89 as presented. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) 7. Unfinished Business • Carolyn Holford 9220 Foxline Dr spoke to council regarding unwanted solicitation. a. Solicitation Ordinance report presented by Public Safety Director Gottschalk. Motion: made by McKee, seconded by Vehrenkamp directing staff to develop an ordinance based on council discussion. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) b. City Cropland Update report presented by Public Works Director Mattson. Council provided staff with direction. Motion: made by Bottema, seconded by Nichols directing staff to continue with Program 2, Fields 1,2 and 3. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) Motion: made by Bottema, seconded by McKee directing staff to not move forward with Parcel 2, and seek recommendation from the Park and Trails Commission. Voting Aye: McKee, Lanterman, Bottema, Vehrenkamp, and Nichols (Motion carries 5:0) 8. 2024 City Council Schedule 9. Adjournment Motion: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 8:01 pm on August 8, 2024. Nalisha Williams – Assistant City Administrator Corcoran City Council Work Session Minutes August 8, 2024, 5:30 pm The Corcoran City Council held a work session on August 8, 2024, in Corcoran, Minnesota. The City Council work session was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Lanterman, Councilor Bottema, Councilor Nichols, and Councilor Vehrenkamp were present. City Administrator Tobin, Public Works Director Mattson, and Director of Public Safety Gottschalk were present. INAL 1. Call to Order Mayor McKee called the meeting to order at 5:30 pm 2. 2025 Budget and CIP Staff and council discussed the proposed 2025 budget and CIP 3. Unscheduled Items 4. Adjournment Motion: made by Nichols, seconded by Vehrenkamp to adjourn. Voting Aye: McKee, Lanterman , Bottema, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned on August 8, 2024. _____________________________________ Nalisha Williams – Assistant City Administrator Agenda Item 6q. City of Corcoran City Council Minutes September 12, 2024 The Corcoran City Council met on September 12, 2024, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person and remotely through electronic means using the audio and video conferencing platform Zoom. Mayor McKee, Councilor Bottema, Councilor Lanterman, Councilor Nichols, and Councilor Vehrenkamp were present. Assistant City Administrator Williams, City Clerk Johnson, Community Development Director Davis McKeown, Public Works Director Mattson, Recreation Supervisor Christensen Buck and Director of Public Safety Gottschalk were present. OIGINAL 1. Call to Order / Roll Call Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval Assistant City Administrator Williams noted item 6a was updated with amended resolutions, item 8b was renamed to Street Lighting Policy and items 11 and 12 were removed from the agenda. MOTION: made by Nichols, seconded by Bottema to approve the agenda as amended. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by McKee, seconded by Nichols to add Mayor/Council Reports to the agenda as item 10 and move all following items down one item number. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) 4. Open Forum Mayor McKee invited residents to communicate in-person during Open Forum for items not included on the agenda. Assistant City Administrator Williams explained the instructions to participate in the public comment opportunity. • Craig Espileen, 1925 102nd Place, addressed the council with questions for staff about the pump station by the city park. 5. Consent Agenda a. May 25, 2023 DRAFT Regular Council Meeting Minutes b. June 8, 2023 DRAFT Regular Council Meeting Minutes c. June 22, 2023 DRAFT Regular Council Meeting Minutes d. July 13, 2023 DRAFT Regular Council Meeting Minutes e. July 27, 2023 DRAFT Council Work Session Minutes f. July 27, 2023 DRAFT Regular Council Meeting Minutes g. August 10, 2023 DRAFT Council Work Session Minutes h. August 10, 2023 DRAFT Regular Council Meeting Minutes i. April 25, 2024 DRAFT Council Joint Work Session Minutes j. June 13, 2024 DRAFT Regular Council Meeting Minutes k. June 27, 2024 DRAFT Regular Council Meeting Minutes l. July 11, 2024 DRAFT Regular Council Meeting Minutes m. August 22, 2024 DRAFT Regular Council Meeting Minutes n. Resolution 2024-96 Recognizing the 2024 Night to Unite Events and Donations. Council thanked city staff, volunteers, local sponsors and Corcoran neighborhoods for their participation to make the event a huge success. Agenda Item 6r. City of Corcoran City Council Minutes September 12, 2024 o. Cropland Update – Hennepin County Grant p. NE Trunk Infrastructure Improvements – Materials Testing Quote q. City Center Drive & 79th Place – Pay Request #6 r. Public Works Hiring Process Authorization s. Financial Claims September 12, 2024 MOTION: made by Nichols, seconded by Vehrenkamp to approve consent agenda items 7a-7m and 7o-7s. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Vehrenkamp, seconded by Bottema to approve consent agenda item 7n. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) 6. Planning a. AMENDED Hope Meadows FP, FPUD and PUD Amendment (City File 24-025) - Staff report presented by Community Development Director Davis-McKeown. MOTION: made by Bottema , seconded by Vehrekamp to amend the Final Plat and Development Contract to name Hope Way. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Nichols, seconded by Lanterman to adopt Resolutions 2024-91, 2024-92 and 2024-93 Approving the Planned Unit Development, Final Planned Unit Developent Plan and Final Plat for Hope Meadows. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) b. Public Hearing: Hope Meadows Easement Vacation – Mayor Mckee open the Public Hearing. No one from the public addressed the council. MOTION: made by Lanterman, seconded by Vehrenkamp to close the Public Hearing. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) MOTION: made by Bottema, seconded by Vehrenkamp to adopt Resolution 2024-97 Approving the Easement Vacation for Hope Meadows. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) 7. Unfinished Business – Public Comment Opportunity - None 8. New Business – Public Comment Opportunity - None a. Hope Meadows Early Grading Permit MOTION: made by Bottema, seconded by Nichols to authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Hope Meadows development. Voting Aye: Mckee, Bottema, Lanterman, Vehrenkamp, and Nichols (Motion carries: 5:0) b. Street Lighting Policy The Council provided feedback and directed staff to keep the policy as is is for now and to follow up with the City Attorney and City Administrator to see if the policy can be tied to the dust control policy. 9. Staff Reports - None 10. Mayor/Council Reports Councilor Bottema reported that there will be an open seat on the Met Council Land Use Advisory Committee at the end of the year when his term it up. The city should choose another Councilor for City of Corcoran City Council Minutes September 12, 2024 his replacement to begin in January 2025. Staff was directed to bring this item back to a future council meeting. 11. 2024 City Council Schedule 12. REMOVED Closed Session a. City Center 13. REMOVED Item 12a Continued 14. Adjournment Motion: made by Bottema , seconded by Nichols to adjourn. Voting Aye: McKee, Bottema, Lanterman, Vehrenkamp, and Nichols. (Motion carries 5:0) Meeting adjourned at 8:40 pm on September 12 , 2024. _____________________________________ Debra (Deb) Johnson – City Clerk Page 1 of 14 STAFF REPORT Agenda Item 6s. City Council Meeting: September 26, 2024 Prepared By: Natalie Davis McKeown Topic: Heather Meadows 3rd Addition Open Space & Preservation (OS&P) Final Plat (PIDs 05-119-23-31-0001; 05-119-23-32-0001; 08-119-23- 22-0011) (City File No. 24-032) Action Required: Decision Review Deadline: November 16, 2024 1. Request The applicant, Markus Lee of ML Unlimited LLC, requests approval of a final plat for an OS&P subdivision on 88.22 acres near Oakdale Drive and Heather Lane. The plat will result in 12 buildable lots and 44.8 acres of open space to be preserved as farmland in two outlots. 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 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. Figure 1 Site Location Page 2 of 14 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 approved the preliminary plat for this project at their meeting on June 27, 2024, along with the following: 1. A Conditional Use Permit for Lot 1, Block 4 to allow agricultural structures in excess of the allowed accessory structure footprint for a 4-acre lot. 2. A variance from OS&P buffer requirements for Lot 1, Block 4 and Lot 1, Block 5 along Oakdale Drive. a. A buffer to the extent possible with the existing structures was required to mitigate the impact of approving the variance. 3. A variance from the OS&P requirement that all lots front a paved street internal to the development (Lot 1, Block 4 and Lot 1, Block 5 front a paved street that is not internal to the development). 4. A variance to allow a 91’ setback for an agricultural building. a. A planted buffer within the 91’ setback was required to mitigate the impact of approving the variance. 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. The surrounding properties are located outside of the MUSA. Natural Characteristics of the Site Figure 2 Zoning Map Page 3 of 14 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 confirmed on the site. 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. There is a floodway indicated in the bottom southeast corner of the project boundary as shown on the preliminary plat. 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 a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. The subdivision must be substantially consistent with the approved preliminary plat. If it meets these standards, the City must approve the final plat. B. Final Plat Figure 3 Wetland Delineation Page 4 of 14 Staff reviewed the application for consistency with the approved preliminary plans and City policies. The applicant is still working to address City Engineering comments and conditions of approvals. The final plat resolution includes conditions of approval to address further revisions. A homeowner’s association is not proposed. However, proposed covenants were submitted with the application to enforce an architectural theme throughout the development. Staff is working with the City attorney to review the covenants to ensure compliance. We will provide feedback to the developer to finalize these documents prior to release of the final plat. Lot Size For an OS&P plat, there is no minimum lot size required, but the maximum lot size cannot exceed twice the size of the minimum lot size otherwise allowed in the district (this does not apply to the open space outlots within an OS&P), All lots complied with this standard during review of the preliminary plat. However, the lot lines for Lot 1, Block 4, Outlot A, and Lot 1, Block 5 have since been adjusted to address a condition of approval to address the potential of future road ROW should Outlot A ever redevelop upon availability of municipal sewer and water. With this change, Lot 1, Block 4 is now 4.2-acres. Since this exceeds the maximum lot size, the preliminary and final plat will need to adjust the lot layout elsewhere to bring the size back down to 4-acres. This is listed as a condition of approval in the resolution. The applicant will need to keep in Figure 4 Final Plat Page 5 of 14 mind that the agricultural structures on the property have a 100’ setback from all property lines, so any changes in lot lines will need to allow for that setback. Figure 5 Lot Layout 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 plans confirm an upland area of 38.5 acres between the two outlots which exceeds the minimum upland requirement. OS&Ps require a Preservation, Restoration, and Management Plan for the open space areas. This plan must include areas proposed for interim agricultural uses, and staff believes it is important for the plan to contemplate how the open space areas will be managed should the agricultural operation on the outlots cease. The applicant submitted a fairly high-level plan that does not provide significant detail on how the site Page 6 of 14 would transition if the farming use stops on the outlots. Staff understands that this may be difficult to fully design at this time since the property owners intend to farm perpetually. Staff believes the plan should be revised to include the following: - A clause that clarifies that should the agricultural operations cease, a final design of the open space and establishment plan must be submitted to the City for administrative review and approval within 30 days of the agricultural use ending. • A visual aid depicting the open space and proposed improvements shall be included in this submittal. - Include examples of anticipated plantings, species, and seed mixes for upland areas. - Discuss the establishment of deferred wetland buffers and wetland buffer monuments on the outlots. • Reference the Wetland Buffer and Tree Preservation Plan and the Wetland Buffer Establishment Plan approved as part of the Heather Meadows 3rd Addition development. • Discuss removal of the agricultural accessory structure buildings on Lot 1, Block 4 within 30 days of the agricultural use ending on Outlot A based on the approved Conditional Use Permit. - Provide an anticipated 3-year maintenance plan which includes the following: • Year 1 Type 3 blanket should be used on slopes 3:1 or greater unless areas have been hydroseeded. • Year 1-3 Mowing should occur as necessary through the growing season for 3 seasons to prevent noxious weeds from taking hold. Weeds should be hand pulled or spot sprayed as necessary. Trees and shrubs should only be pruned in the event of damaged or broken branches. Inlets must be kept clear of debris. Any debris observed in filtration basins or ponds shall be removed. A note that the length of the maintenance plan will be reviewed based on the final submitted design and plantings. - Clarify that the responsibility of transitioning the farmed open space into a native prairie open space as well as removal of the agricultural accessory structures on Lot 1, Block 4 are the responsibility of the property owner of the outlot. - Clarify that the City may require financial guarantees of performance to ensure demolition, restoration, seeding, cutting, and planting are completed as described in the plan. Ownership of Open Space The applicant will retain ownership of the common outlots as allowed in Section 940.060, Subd. 1. 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 Page 7 of 14 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: - The open space outlots can be dedicated to the City (if the City accepts). - The open space outlots can be sold to the owner of Lot 1, Block 4. - The open space outlots can be dedicated to a HOA that comprises a majority of the homes within this development. - The open space outlots can be sold to a developer once municipal sewer and water are available. The deed restriction or covenants for the outlots must also continue verbiage to address the following: - Restriction of further development until municipal sewer and water are deemed by the City to be available to the site. • At such time, the open space may be developed in accordance with the regulations in place at that time, subject to development standards with urban densities. - The open space outlots are subject to the recorded Preservation, Restoration, and Management Plan. 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, which is why verbiage regarding these structures must be included as part of the Preservation, Restoration, and Management Plan. Covenants were provided to achieve an architectural theme on the 10 new lots (to be discussed in the OS&P Design Objectives section of this report). However, a deed restriction/covenants for the open space outlots were not received. A condition of approval is that a draft deed restriction addressing the above requirements be submitted to the City for review and approval by the City Attorney and recorded with the final plat. Utilities All lots will be served by well and septic. Two viable septic sites are required for each lot. The City received confirmation of preliminary approval of all septic sites from Hennepin County. It appears that the alternative septic site for Lot 1, Block 1 and the primary septic site for Lot 3, Block 2 may be 74’ from the wetland edge. A setback of 75’ from the wetland edge is required in the Wetland Overlay district. The preliminary plat must be revised to confirm a minimum setback of 75’ for these sites. Page 8 of 14 Two alternative septic locations were required as part of the preliminary plat conditions of approval. The plans were revised to show these alternative locations, and staff received confirmation from Hennepin County of preliminary approval for these two additional septic sites. 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. It was determined during the preliminary review that the application satisfied (or could satisfy with reasonable conditions) 3 of the 4 guidelines. A variance was granted to the 4th guideline that all lots front an internal paved street. The one condition of approval regarding the design guidelines was regarding the ghost plat. A ghost plat was submitted for Outlot A for the preliminary plat approval. 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 was to move the eastern lot line of Lot 1, Block 5 to allow for a permittable road in the future. The ghost plat was revised, and this condition of approval was satisfied. Figure 6 Ghost Plat Page 9 of 14 There was some concern that this change in lot lines could create a conflict with the existing septic site for Lot 1, Block 5. However, further investigation confirmed the septic location will be entirely within the lot lines as currently proposed. This is reflected on the current plans. OS&P Design Objectives In addition to the design guidelines above, residential lots should be designed to achieve as many of 9 design objectives as possible. The preliminary approvals confirmed several of the design objectives were satisfied. A condition of approval for the preliminary plat was for the applicant to submit covenants for the 10 new lots to enforce an architectural theme to meet one of the possible design objectives. Covenants to this effect were provided with the final plat submittal and will be reviewed by staff and the City Attorney to confirm compliance with this objective. The covenants are attached for reference. Another condition of approval was to plant the ROW with a seed mix for native vegetation with high wildlife conservation value. The final landscaping plan includes a note that roadways will be seeded with MN DOT 35-241. This is a general mesic prairie mix for native roadsides, ecological restoration, or conservation program plantings. The preliminary condition of approval is satisfied with this proposed seed mix. Streets The final plat shows a 40’ half-ROW to be dedicated along Oakdale Drive as required. Two lots, each with an existing residence and driveway, will be served by Oakdale Drive. The 10 new lots will be served by an extension of Heather Lane. 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. The existing cul-de-sac on Heather Lane will be removed, and the roadway will be extended through with the proposed development. The existing driveways and culverts must 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. A temporary cul-de-sac is required at the end of the proposed extension which will require a temporary cul-de-sac easement. The extension of Heather Lane will provide a 28’ roadway which will allow for one-sided parking. The Engineering Memo explains the street will need to be signed for one-sided parking. Additionally, a sign will be needed at the end of the temporary cul- de-sac to indicate the possibility of the road being extended further in the future. Additional street design comments are detailed in the Engineering Memo that must be incorporated into the plan set prior to release of the final plat. Heather Lane is an existing roadway that is aging but should be able to support construction access. The Engineering Memo for the preliminary plat explained the City should document the condition of the roadway with high-definition video and photos Page 10 of 14 prior to construction. Any localized damage attributed to the construction project should be corrected as part of the development. The completion of this documentation prior to construction starting is included as a condition of approval in the final plat resolution. 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 methodology (MNRAM) 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’ Figure 7 Wetland Buffer and Tree Preservation Plan Page 11 of 14 Wetland Buffer Width (Max.) 40’ Structure Setback From Buffer 15’ Total Buffer and Setback (Average) 40’ A condition of approval was for the wetland buffer plan to be revised to show the minimum and maximum buffer width for each wetland. This was provided by the applicant. However, it is unclear if the 25’ buffer average width is maintained. Additionally, the applicant is not intending to plant the wetland buffer or monument signs on Outlot A or Outlot B while the parcels are being actively farmed which is consistent with the City’s practice. However, there are monument signs on Lot 1, Block 4 indicated as “future wetland buffer signs” that must be installed at this time. The City’s Wetland Specialist reviewed the wetland buffer plan and determined that none of the areas indicated as undisturbed will meet the requirements in the City’s Wetland Overlay district to forego newly establishing these wetland buffers. A Wetland Buffer Establishment Plan was received by the applicant on September 17, 2024, and this was forwarded to the City’s Wetland Specialist for review and approval. The outstanding items discussed above are addressed with the following conditions of approval in the final plat resolution: - The wetland buffer plan must be revised to address the following: • Certify the average width of each wetland buffer. • Clearly Indicate which wetland buffers will be established now, and which wetland buffers and monuments will be established should the agriculture operations cease. • Revise the wetland buffer monuments for Lot 1, Block 4 to indicate these will be established as a part of the initial subdivision, deferral of these monument signs is not allowed on a platted lot. • Show all wetland buffers to be planted with a native seed mix suitable for wetland buffer areas. - Include wetland establishment practices and procedures for the wetland buffers and monument signs within the open space within the preservation, restoration, and management plan should agricultural uses cease. - The Wetland Buffer Establishment Plan must be reviewed and approved by the City’s Wetland Specialist prior to release of the final plat. Landscaping A landscaping plan was provided by the applicant which indicates 10 new trees will be planted on the 10 new lots. A condition of the preliminary plat was for the landscaping plan to be revised to confirm compliance with Section 1060.070. The landscaping plan was revised to clarify the minimum size at planting for the overstory trees will be at least 2.5”, and the plan does not utilize more than 33% of any one tree species. The preliminary condition of approval is satisfied. Page 12 of 14 As part of the two variances granted, a 100’ buffer is to be planted on the perimeter of the site that abuts Oakdale Drive where it will not conflict with the existing structures to satisfy the OS&P standards. The OS&P specifically states the following regarding the 100’ buffer in Section 940.050, Subd. 1(D)(7): A buffer zone of at least 100 feet 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. The landscape plan indicates a number of existing trees on the site within this buffer area that help to meet this requirement. However, staff finds that additional native plantings (to include overstory trees, shrubs, and native grasses) are needed within the first 100’ of the properties that front Oakdale Drive (Lot 1, Block 4 and Lot 1, Block 5) where it will not conflict with existing structures, driveways, farmland, or wetlands and wetland buffers to meet the intent of the perimeter buffer. A condition of approval for the final plat is to revise the landscape plan to include these features. Figure 8 Existing Trees along Oakdale Drive Lighting As part of the final plat, an overhead streetlight will be installed at Heather Lane and Oakdale Drive to be consistent with other rural subdivisions. A streetlight is not shown on the plans. A condition of approval is for Public Safety to approve the final street light location as a part of the small utility permitting process. 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 D&U that will conflict with the new lot lines Page 13 of 14 established for Lot 1, Block 3, and Lots 1 and 2, Block 2. As part of the final plat conditions of approval, conflicting easements must be vacated. A public hearing for this vacation is scheduled at the September 26, 2024, City Council meeting. The plans indicate new perimeter D&U easements on the lots, over wetlands and wetland buffers, as well as over stormwater ponding. Blanket D&U easements are required over Outlot A and Outlot B, and this is addressed as a condition of approval in the Engineering Memo. Grading and Stormwater A number of comments regarding grading and stormwater are provided in the Engineering Memo. Additional details must be submitted to Engineering for review regarding the removal of the existing cul-de-sac and proposed conditions. Further revisions will be required, such as including labels, stormwater piping details, addressing runoff from the west end of Heather Lane, and providing more information on the home pad elevations. The applicant is responsible for reviewing and complying with these comments. The Engineering Memo for the preliminary plat required a tree removal plan with the areas of trees to be removed clearly hatched. This hatching was incorporated into the street grading plan & erosion control plan. Park Dedication 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 9 2040 Parks and Trails Map Page 14 of 14 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 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 adopted fee schedule at the time of final plat approval. The 2024 fee schedule provides the park dedication fee for single-family units is $5,954. The park dedication fee due as part of the final plat approval is as follows: -10 new single-family units x $5,954 = $59,540 5. Recommendation Staff recommends approving Resolution 2024-99 approving the Final Plat and Development Contract for “Heather Meadows 3rd Addition” with conditions. Attachments 1.Resolution 2024-99 Approving the Final Plat and Development Contract for “Heather Meadows 3rd Addition” 2.Development Contract 3.Engineering Memo Dated September 17, 2024 4.Covenants 5.Preservation, Restoration, and Management Plan 6.Preliminary Plat 7.Final Plat 8.Final Plans City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A FINAL PLAT AND DEVELOPMENT CONTRACT 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. 24-032) WHEREAS, Markus Lee and ML Unlimited LLC (“the applicant”) request approval of a final plat to create 12 single-family lots and 2 outlots from three properties described as follows: See Attachment A. NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a final plat and development contract for “Heather Meadows 3rd Addition,” subject to the following findings and conditions: 1. A final plat is approved to create 12 lots and 2 outlots in accordance with the plans received by the City on August 4, 2024, with additional material received as of August 6, 2024, August 30, 2024, September 3, 2024, September 4, 2024, September 16, 2024, and September 17, 2024, except as amended by this resolution. 2. The development contract must be executed by the developer and the City and must be filed with the final plat. 3. There are no development rights remaining for further subdivision after the land is platted. 4. Approval is subject to the preliminary plat, conditional use permit, and variance approval conditions (Resolution 2024-50, Resolution 2024-51, and Resolution 2024-52, respectively). 5. The applicant shall comply with all requirements in the City Engineer Memo dated September 17, 2024. 6. Final approval by the Elm Creek Watershed Management Commission must be obtained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 7. Individual well sites are subject to permitting approval through the Minnesota Department of Health. 8. An encroachment agreement is required for any site improvements within the City’s drainage and utility easements. 9. A streetlight at Heather Lane and Oakdale Drive shall be installed at the expense of the developer. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 2 of 7 a. The final location of the streetlight shall be reviewed and approved by Public Safety during the small utility permitting process. 10. A pre-construction meeting must be held prior to the commencement of any site grading or activity to allow the City to document the condition of the existing roadway for Heather Lane with high-definition video and photos prior to construction. a. Any localized damage attributed to the construction project shall be corrected as part of the development. 11. Previously established drainage and utility easements no longer applicable due to the final plat must be vacated. a. New drainage and utility easements based on the new lot perimeters are required with the final plat. b. The easement vacation must be recorded with Hennepin County at the time of recording the final plat. 12. Any development signage must comply with the standards in Chapter 84 of the City Code. 13. A temporary cul-de-sac easement and agreement for the cul-de-sac at the end of Heather Lane must be recorded with the final plat. FURTHER, prior to release of the final plat for recording, the applicant must complete the following: 14. Park dedication shall be satisfied by cash-in-lieu of land for the 10 newly created lots. Park dedication is based on the park dedication ordinance in place at the time of this approval. 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, playgrounds, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Based on the adopted fee schedule at the time of final plat approval, the park dedication fee due is $59,540. 15. Revise the preliminary plat, final plat, and all other applicable plans to address the following: a. Engineering comments. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 3 of 7 b. Reduce the lot size of Lot 1, Block 4 down to the maximum size of 4 acres allowed in an Open Space and Preservation Plat within the Rural Residential District. c. Apply blanket drainage and utility easements over Outlot A and Outlot B. d. Confirm a 75’ setback from the wetland edge for the following proposed septic sites: i. The alternative septic site for Lot 1, Block 1. ii. The primary septic site for Lot 3, Block 2. e. Should a 75’ setback from the wetland edge not be possible for the above-noted septic sites, the plans must be revised to show new septic locations that comply with the setback requirement. i. New locations will require updated preliminary approval from Hennepin County. 16. Revise the landscaping plan to include a mix of native overstory trees, shrubs, and native grasses, as required by Section 940.050, Subd. 1(D)(7) of the Subdivision Ordinance, within the 100’ buffer yard required on Lot 1, Block 4 and Lot 1, Block 5. a. The buffer does not need to be planted where it will conflict with existing structures, driveways, farmland, or wetlands and wetland buffers. 17. Revise the wetland buffer plan to address the following: a. Certify the average width of each wetland buffer. b. Clearly indicate wetland buffers to be established now. c. Clearly identify which wetland buffers will be deferred until the agricultural operations cease. d. Revise the wetland buffer monuments for Lot 1, Block 4 to indicate these will be installed as part of the initial subdivision. e. Show all wetland buffers are to be planted with a native seed mix suitable for wetland buffer areas. i. The existing vegetation will not meet the ordinance requirements to be considered as undisturbed wetland buffers. 18. The applicant must submit covenants, deed restrictions, and or conservation easements for the two outlots that address the following: a. Restriction of further development until municipal sewer and water are deemed by the City to be available to the site. i. At such time, the open space may be developed in accordance with the regulations in place at that time, subject to development standards with urban densities. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 4 of 7 b. Ownership of the open space outlots. i. The open space outlots can be dedicated to the City if accepted by the City. ii. The open space outlots can be sold to the owner of Lot 1, Block 4. iii. The open space outlots can be dedicated to a Homeowners Association that comprises a majority of the homes within this development. iv. The open space outlots can be sold to a developer once municipal sewer and water are deemed available to the area by the City. c. The open space outlots are subject to the recorded Preservation, Restoration, and Management Plan. 19. The applicant must revise the Preservation, Restoration, and Management Plan to include the following detail on how the open space outlots could transition from an agricultural use to a native prairie area: a. A clause that clarifies that should the agricultural operations cease, a final design of the open space and establishment plan must be submitted to the City for administrative review and approval within 30 days of the agricultural use ending. i. A visual aid depicting the open space and proposed improvements shall be included in this submittal. b. Include examples of anticipated plantings, species, and seed mixes for upland areas. . c. Discuss the establishment of deferred wetland buffers and wetland buffer monuments on the outlots. i. Reference the Wetland Buffer and Tree Preservation Plan and the Wetland Buffer Establishment Plan approved as part of the Heather Meadows 3rd Addition development. d. Discuss removal of the agricultural accessory structure buildings on Lot 1, Block 4 within 30 days of the agricultural use ending on Outlot A based on the approved Conditional Use Permit. e. Provide an anticipated 3-year maintenance plan which includes the following: i. Year 1 1. Type 3 blanket should be used on slopes 3:1 or greater unless areas have been hydroseeded. ii. Year 1-3 1. Mowing should occur as necessary through the growing season for 3 seasons to prevent noxious weeds from taking hold. 2. Weeds should be hand pulled or spot sprayed as necessary. 3. Trees and shrubs should only be pruned in the event of damaged or broken branches. 4. Inlets must be kept clear of debris. 5. Any debris observed in filtration basins or ponds shall be removed. iii. A note that the length of the maintenance plan will be reviewed based on the final submitted design and plantings. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 5 of 7 f. Clarify that the responsibility of transitioning the farmed open space into a native prairie open space as well as removal of the agricultural accessory structures on Lot 1, Block 4 are the responsibility of the property owner of the outlot. g. Clarify that the City may require financial guarantees of performance to ensure demolition, restoration, seeding, cutting, and planting are completed as described in the plan. 20. The applicant shall provide all necessary legal descriptions and visual depictions to finalize required agreements. 21. The City Attorney shall review and approve the following: a. Development Contract b. Stormwater Maintenance Agreement c. Temporary Cul-De-Sac Easement Agreement d. Covenants and Deed Restrictions for the Residential Lots e. Covenants and Deed Restrictions for the Open Space Outlots f. Preservation, Restoration, and Management Plan 22. The City’s Wetland Specialist shall review and provide final approval of the following: a. Wetland Buffer and Tree Preservation Plan b. Wetland Buffer Establishment Plan 23. A letter of credit must be in place and fees paid. FURTHER, that the following conditions must be met prior to issuance of building permits: 24. The applicant must file the final plat with Hennepin County within 2 years of the date of approval or the approval shall expire. 25. The following documents must be recorded at Hennepin County and proof of recording must be provided to the City: a. Plat Mylars b. Development Contract c. Stormwater Maintenance Agreement d. Temporary Cul-De-Sac Easement Agreement e. Covenants and Deed Restrictions for the Residential Lots f. Covenants and Deed Restrictions for the Open Space Outlots g. Preservation, Restoration, and Management Plan h. Approving Resolutions 26. Lot and corner monuments shall be installed as required by the Subdivision Ordinance. A financial guarantee shall be required to ensure installations per City requirements. The installation of the lot monuments according to the approved plan must be certified by a registered land surveyor. 27. Wetland buffer plantings must be installed where required. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 6 of 7 a. A wetland buffer specialist from the City shall be present to observe the seeding of wetland buffer plantings. Seed varieties, amounts, equipment, and cover crop species shall be inspected. b. Wetland buffers shall be seeded during the grading process when conditions are appropriate. c. Wetland buffers shall be seeded and/or planted as directed by the Corcoran Buffer Vegetation Establishment Plan. 28. Wetland buffer monument signs must be installed per plan as required by Section 1050.010 of the Zoning Ordinance. 29. 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. FURTHER, that the following conditions must be met prior to release of remaining escrow: 30. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by certification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including pond and wetland buffers) have been correctly seeded/installed in compliance with the plans and specifications will suffice. 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. 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 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-99 Page 7 of 7 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. (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) HEATHER MEADOWS 3RD ADDITION This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2024, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and ML UNLIMITED, LLC, a Minnesota Limited Liability Company (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Heather Meadows 3rd Addition (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. PHASED DEVELOPMENT. If the plat is a phase of a multi-phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has failed to fulfill all obligations in this Contract and the failure has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. - 2 – 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless the initial phase is final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, dated _____ Plan B – Final Grading, Drainage, and Erosion Control Plan, dated _____ Plan D – Final Tree Preservation and Reforestation Plan, dated _____ Plan E– Final Landscape Plan, dated _____ Plan F – Final Wetland Buffer Establishment Plan, dated _____ Plan G – Permanent Traffic Control Plan, dated _____ Plan H – Revised Preliminary Plat, dated ____ 8. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Sanitary Sewer • Watermain • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping • Tree Preservation • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. - 3 – The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 9. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 10. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Minnesota Department of Health for Watermains/Wells • NPDES Permits • Hennepin County for Septic System Permits and/or Abandonment • DNR for Dewatering and Work in Protected Waters • City of Corcoran for Building Permits and Building Demolition • Watershed Permits 11. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2025, with the exception of the final wear course of asphalt on streets. The City will not allow wear course paving in new public streets in the development until 80% of the homes in the development have received a certificate of occupancy and the streets have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. - 4 – 12. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 13. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 14. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 15. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 16. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. • The warranty/performance financial guarantee - 5 – 18. PARK DEDICATION. The Developer shall dedicate to the City the park as shown on the preliminary plat. The Developer shall also dedicate to the City the trail easements identified on the preliminary plat, except as modified by the approving resolutions and construct all trails as shown on the plans. The developer shall construct the bituminous trails in the subdivision and shall work with the city on the final location within the public park. No credit shall be given for trail construction. Credit shall be given for the net area of the park land and trail easement area. The remainder of the required park dedication shall be satisfied with cash-in-lieu of land. Park dedication shall be obtained based on the phase being platted. Heather Meadows 3rd Addition will have no park land dedication and will provide cash-in-lieu of land. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements for this phase by a cash contribution of $59,540.00. The charge was calculated in accordance with Section 955 of the City’s Subdivision Ordinance as follows: 10 single family units x $59,540.00 per unit = $59,540.00. 19. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a model home permit. One model home will be allowed per product type (single family, twin home, townhome, etc.) per development and shall be on lots acceptable to the City. C. The Developer shall comply with the City of Corcoran Engineering Design Standards. D. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. E. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. F. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. G. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. - 6 – 20. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 21. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 22. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, - 7 – on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 23. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Compliance with the conditions of the original approvals, including the Preliminary Plat (Resolution 2024-50), Conditional Use Permit (Resolution 2024-51), Variance (Resolution 2024-52), and Final Plat (Resolution 2024-99) is required. B. Before the City signs the final plat, the Developer shall convey any and all park land to the City by warranty deed, free and clear of any and all encumbrances. Before the City signs the final plat, the developer shall convey the required trail easements to the City in a form satisfactory to the City. C. The Developer shall post a $1,400.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 14 lots at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. D. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. E. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 24. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B. Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved - 8 – plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D. Third parties shall have no recourse against the City under this Contract. E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. H. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. L. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. - 9 – M. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 25. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 26. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit or performance bond for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. - 10 – 27. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $893,298.13, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. - 11 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $0.00 $0.00 Watermain System $0.00 $0.00 Stormwater System $208,927.60.00 $208,927.60 Street Construction $366,649.55.00 $366,649.55 Street Lighting $5,000.00 $5,000.00 Grading/Erosion Control $206,050.75 $206,050.75 Landscaping/Tree Preservation $10,000.00 $10,000.00 Wetland Buffer Establishment $26,700.00 $26,700.00 Installing Wetland Buffer Monuments* $2,400.00 $2,400.00 Setting Iron Monuments $1,400.00 $1,400.00 SUB-TOTAL: $827,127.90 $827,127.90 City Design, Inspection and Administration (8%) $66,170.23 $66,170.23 Total: $893,298.13 $893,298.13 Total Project Cost $893,298.13 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 28. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: - 12 – A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. 29. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Park Dedication $ 59,540.00 Engineering Escrow $ 35,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ $94,540.00 30. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: ML Unlimited, LLC, 22901 Oakdale Drive, Corcoran, MN 55374. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. - 13 – The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 EXHIBIT A (the “Subject Property”) Outlot A, HEATHER MEADOWS SECOND ADDITION, 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. FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Heather Meadows 3rd Addition Final Plat Date: September 17, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Final Plat Heather Meadows 3rd FP dated 08/05/2024 2. Landscape Plan – Heather Meadows 3rd FP dated 08/05/2024 3. Plans – Heather Meadows 3rd FP dated 08/05/2024 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. Include Corcoran standard detail plates STO 16, STO-20, STO-21, STO-24, STR-29, STR-32 in construction plans. Plat: 1. Entirety of Outlot A to be drainage and utility easement. 2. Entirety of Outlot B to be drainage and utility easement. Transportation 1. 28’ street to be signed for 1-sided parking. See Corcoran detail STR-29. 2. Show signage for future street at the end of the Heather Lane temporary cul-de-sac (STR-32). 3. Include street drain tile per requirements outlined in Corcoran detail STR-5. 4. Construct roundabout with curbing around the outside and not through with the paved wings. Erosion Control 1. Show rip rap for inlet flare FES 3. 2. Show rip rap for outlet flare FES 2. 3. Show rip rap for outlet flare FES 1. 4. Show rip rap for pond outlet flared ends. 5. Extend silt fence from Block 3 Lot 1 to the northern property boundary of Block 2 Lot 1. Grading/storm sewer September 17, 2024 Heather Meadows 3rd Kevin Mattson, City of Corcoran Page 2 of 2 1. Provide additional details for the removal of existing cul-de-sac and proposed conditions including spot elevations of the existing and proposed driveways and roadway and any associated regrading of the ditches. The existing roadway in this area will need to be removed and repaved so there is a continuous roadway section and profile through this area. 2. Collect or reroute runoff from west end of Heather Lane so it does not discharge directly onto adjacent parcel. 3. Label EOF for Wetland #1. 4. Label EOF for Wetland #2. 5. Grading and storm plans don’t show outlet to Ponds 1 or 2. Show stormwater piping and OCS on plans and provide profile view as well. 6. Show the 974.6 (also labeled as 975 on plans) contour or spot elevations around the entirety of the top of the berm for Pond #2. 7. CBMH 1 required to be sump as last accessible structure before discharge. 8. CBMH 4 required to be sump as last accessible structure before discharge. 9. Update home pad elevations so all pads have a top of foundation and low floor elevation and corresponding intended home type based on those elevations. 10. STO-17 shown in the details, but no skimmer is shown in plans. 11. Legend on all sheets including storm sewer to include note that all off-road storm sewer infrastructure to receive structure marker post. 12. 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. o It is assumed that all wetland buffers will be established with this phase. o The vegetation which is identified on the grading plans to be left in place as existing buffers are not adequate for wetland buffers and a new buffer shall be established. End of Comments H e a t h e r L a n e Oa k d a l e D r i v e RU S H C R E E K L A Oa k d a l e D r i v e RU S H C R E E K L A Ou t l o t B 1 1 2 1 2 3 4 5 6 Ou t l o t A 1 4 2 7 1 3 1 5 Heather Ln N N Vicinity Map SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.comHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN PRELIMINARY PLAT 22-0177 01-16-2415 Feet 0 100 200 PRELIMINARY PLAT OF HEATHER MEADOWS THIRD ADDITION OAKDALE DRIVE INSET A INSET B N Vicinity Map HEATHER MEADOWS THIRD ADDITION N Engineers & Land Surveyors, Inc. C.R. DOC. NO. R.T. DOC. NO. Feet 0 200 400 1 OUTLOT A 4 1 5 Engineers & Land Surveyors, Inc. C.R. DOC. NO. R.T. DOC. NO. HEATHER MEADOWS THIRD ADDITION INSET A N Feet 0 100 200 OUTLOT B 1 2 1 2 3456 1 2 7 1 3 HEATHER LANE Engineers & Land Surveyors, Inc. C.R. DOC. NO. R.T. DOC. NO. HEATHER MEADOWS THIRD ADDITION INSET B N Feet 0 100 200 Outlot B 1 1 2 1 2 3 456 Outlot A 1 4 27 1 3 15 Oakdale Drive RUSH CREEK LA HEATHER L A N E COVER SHEET SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com N 1 12 HEATHER MEADOWS THIRD ADDITION Feet 0 200 400 Corcoran, MN HEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 8-02-24 N Vicinity Map H e a t h e r L a n e Ou t l o t B 1 2 1 2 4 5 61 2 1 3 Heather Ln N Feet 0 60 120 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com GRADING PLAN 2 12 HEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 08-02-24 TYPICAL FULL WALKOUT (WO) SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com ¹ ² N N 8-02-24 SWPPP - PROJECT INFOHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 123 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 8-02-24 SWPPP - NARRATIVEHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 124 H e a t h e r L a n e Ou t l o t B 1 2 1 2 4 5 61 2 1 3 Heather Ln 8-02-24 SWPPPHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 115 N Feet 0 60 120 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com HEATHER LANE DETAIL A H e a t h e r L a n e Heather Ln 08-02-24 STREET & STORM PLAN HEATHER LANE STA 0+00 TO STA 10+00 HEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 6 12 N Feet 0 50 100 HEATHER LANE DETAIL C DETAIL B Outlot B 1 2 1 3 4 5 6 1 7 H e a t h e r L a n e DETAIL A 08-02-24 STREET PLAN HEATHER LANE STA 10+00 TO STA 16+18 HEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 7 12 N Feet 0 50 100 H e a t h e r L a n e Oa k d a l e D r i v e RU S H C R E E K L A Ou t l o t B 1 1 2 1 2 3 4 5 6 Ou t l o t A 1 4 2 7 1 3 1 5 Heather Ln Oa k d a l e D r i v e RU S H C R E E K L A N SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com Feet 0 100 200 08-02-24 WETLAND BUFFER & TREE PRESERVATION PLAN HEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 8 12 H e a t h e r L a n e 2 3 4 5 6 2 08-02-24 POND FILTRATION BENCHHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 9 12 N Feet 0 50 100 8-02-24 DETAILSHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 10 12 8-02-24 DETAILSHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 11 12 8-02-24 DETAILSHEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 12 12 STAFF REPORT Agenda Item: 6t. Council Meeting September 26, 2024 Prepared By Kevin Mattson Topic Early Site Grading Work Agreement – Heather Meadows 3rd Addition Action Required Decision Summary The developer has submitted a request to allow for site grading to take place prior to final plat approval of a future Heather Meadows 3rd Addition development area south of Oakdale Drive and Heather Lane (see attached grading plan). The developer plans to balance the existing soils within the overall development site. Financial/Budget Costs incurred related to reviewing, processing, and administering the agreement are the responsibility of the developer. Options 1. Authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Heather Meadows 3rd Addition development. 2. Decline the request. Recommendation Authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Heather Meadows 3rd Addition development. Council Action Consider a motion to authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Heather Meadows 3rd Addition development. Attachments 1. Early Site Grading Work Agreement – Template 2. Engineering memo – plan review comments 3. Heather Meadows 3rd Addition – Grading Plan 216846v1 AGREEMENT TO ALLOW EARLY SITE GRADING WORK This AGREEMENT TO ALLOW EARLY SITE GRADING WORK (this “Agreement”) is made this _____ day of ________________, 20__ by and between the City of Corcoran, a Minnesota municipal corporation (the “City”), and ______________________________, a ____________________ (“Developer”), the City and Developer are sometime collectively referred to herein as the “parties” or each a “party”. RECITALS WHEREAS, Developer is the owner of, or has obtained the applicable consent of the owner of the real property described as follows: INSERT LEGAL DESCRIPTION (the “Subject Property”); and WHEREAS, Developer submitted a preliminary plat application to the City to subdivide the Subject Property and construct INSERT PROJECT DETAILS (the “Development”), which was approved by the Corcoran City Council on ____________; and WHEREAS, Developer intends to request approval of the final plat for Phase ___ of the Development and will enter into one or more agreements with the City governing this Phase of the Development including, but not limited to, a Site Development Agreement which will set forth certain requirements and obligations related to the installation of this Phase of the Development; and WHEREAS, Prior to entering into all required agreements governing the installation of the Development, Developer has requested that the City approve preliminary grading and related work upon the Subject Property for Phase ___, as described in the attached Exhibit “A” (“Early Site Grading Work”); and WHEREAS, the Early Site Grading Work for the approved preliminary plat referred to above is described and depicted in the attached Exhibit “A”, and the City may allow for such preliminary work on the Subject Property, subject to Developer executing this Agreement and providing security as required herein; NOW THEREFORE, in consideration of the mutual covenants and promises contained herein, the parties hereto agree as follows: 1.Developer will commence Early Site Grading Work upon the Subject Property only in accordance with the plans and description attached hereto as Exhibit A and to the extent approved by the City Engineer. No work will be undertaken or continued until Developer has: Amendment Item 6t1. 2 A.Submitted and has received approval from the City Engineer and the applicable watershed district. B.Resolved with the City Engineer and the watershed district any and all areas where Early Site Grading Work will not be permitted. Developer shall comply with any applicable tree preservation plan with respect to the Subject Property. C.Resolved any outstanding drainage and erosion control issues to the satisfaction of the City Engineer and the watershed district. D.Complied with all hours of operation requirements. Hours of operation shall be limited to the construction hours permitted by Corcoran City Code. E.Obtained City approval for all haul routes. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. F.Attended a pre-construction conference with the City Engineer and/or the Public Works Director, or their respective designee. G.Provided to the City a copy of Developer’s NPDES permit and watershed district approval authorizing all of the proposed Early Site Grading Work on the Subject Property. H.Obtained all required approvals related to the Wetland Conservation Act. I.Executed this Agreement and provided to the City all security funds required herein. 2.Developer shall perform all Early Site Grading Work in conformance with the approved plans attached hereto as Exhibit A, as may be amended by the City, Corcoran City Code, the NPDES permit, and any and all watershed requirements. Any work which is not in conformity with approved plans shall be a violation of this Agreement. Developer agrees and hereby grants access to the Subject Properties to the City and watershed district at all reasonable times in order to verify compliance with the terms of this Agreement. Upon receipt of verbal or written notice that any work on the Subject Property is not compliant with the approved plans or any amendment to the same deemed necessary by the City or the watershed district and disclosed to Developer, Developer shall immediately make any required changes or immediately cease all work and take whatever 3 restoration actions are required by the City and/or the watershed district. In the event that Developer fails to cease work or undertake or complete required changes or restoration, the City may utilize any and all escrow or security funds posted by Developer under this Agreement to take the required actions, as well as reimburse itself for any costs incurred by the City, including administrative, engineering, and legal fees and costs, including but not limited to reasonable attorneys’ fees. 3.Developer will undertake such work with knowledge that approval for construction of private improvements has not yet been granted by City and nothing in this Agreement shall be construed as a promise or assurance that such approval will be granted. Therefore, all work undertaken prior to approval and full compliance with Corcoran City Code is solely at the risk of Developer. Developer specifically waives all claims or causes of action of whatever nature against the City, its officers, employees, agents or contractors relative to the work undertaken and this Agreement. Further, this Agreement shall not impact, amend, or replace any Master Development Agreement, individual Phase Site Development Agreement, or any other agreement which may be entered into with respect to the Development. In the event of any conflict between this Agreement and any other such agreement with respect to the Development, the terms of the other agreement shall control. 4.The Developer shall pay all costs incurred by Developer or the City in conjunction with the Early Site Grading Work on the Subject Property, including but not limited to planning, engineering, legal and inspection expenses incurred related to the acceptance of the work, review of plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting the work on the Subject Property. Separate from any posted security, Developer shall deposit ten thousand dollars ($10,000.00) with the City in an escrow account to cover the City’s projected costs related to the Early Site Grading Work. Further, at any point during this Agreement, if the City determines that the posted escrow funds are insufficient, the City shall notify Developer to deposit additional funds and Developer shall so deposit the funds within ten (10) days of that notice. Developer’s failure to post the escrow funds requested by the City shall be grounds for termination of this Agreement by the City, and/or shall permit the City to temporarily halt all work on the Subject Property until such funds are deposited. 5.Developer shall indemnify and hold harmless the City, its elected officials, employees, and agents from any and all claims or causes of action of whatever nature related to the Early Site Grading Work on the Subject Property as set forth in this Agreement. Said indemnity and agreement to hold the City harmless includes, but is not limited to, payment of any and all attorneys’ fees, engineering fees, witness fees or any other costs and disbursements related to this Agreement, including any City fees or costs expended to enforce the terms and conditions of this Agreement. 4 6.Developer hereby agrees to obtain and maintain throughout the duration of any of the Early Site Grading Work on the Subject Property, public liability and property damage insurance coverage covering personal injury, including death, and claims for property damage which may arise out of the Developer’s work or the work of Developer’s contractors or subcontractors. Liability limits shall not be less than $2,000,000 for any number of claims arising out of a single occurrence. The City and the City Engineer shall be named as additional insured parties on the policy. Developer shall provide the City with a certificate of insurance evidencing the satisfaction of these requirements and the policy shall mandate that thirty (30) days’ written notice be provided to the City and the City Engineer prior to the effective date of any cancellation or non-renewal of the policy, except in the case of non-payment, in which case ten (10) day’s written notice shall be sufficient. 7.In order to ensure compliance with this Agreement, or to assure completion or restoration of the site, Developer shall fully execute and deliver to the City this Agreement and all security required by this Agreement. Specifically, Developer shall deposit with the City all funds listed in the attached Exhibit “B” (the “Security”). Such funds are posted to collectively secure all Early Site Grading Work and use of the same shall not be limited to any itemization listed in said Exhibit “B”. The Security shall be in the form of either a cash deposit or a letter of credit, as determined by the City. If a letter of credit is used, such letter of credit shall be compliant with Corcoran City policies and shall be subject to the approval of the City. The City reserves the right to refuse any letter of credit for any reason whatsoever. Upon two (2) days’ written notice to Developer, the City may utilize any of the Security funds to complete needed site restoration. If costs are incurred by the City for restoration above and beyond the amount of the Security, Developer shall be liable for all additional costs, including engineering, planning and legal fees, including but not limited to reasonable attorneys’ fees and costs, which Developer shall promptly pay upon invoicing, and not later than 30 days after receipt of the invoice. If Developer fails to promptly pay such invoiced amounts, in addition to any other remedy available to the City at law or in equity, the City may recover the amount by drawing upon any other security posted by the Developer for the Development, and Developer hereby consents to such draw. The Security shall only be released upon a determination by the City Engineer that it is no longer required. Failure to maintain the required Security shall be grounds for immediate termination of this Agreement by the City. 8.This Agreement in no way indicates that Development approval beyond the Early Site Grading Work has been granted by the City, and this Agreement shall in no way be construed as evidence of, and in no way implies any such approval. Developer shall make no representations to third parties that this Agreement constitutes or implies that Development approval beyond the Early Site Grading Work as authorized by this Agreement has been granted. 5 9.Developer shall comply with all laws, ordinances, regulations, and directives of the State of Minnesota, the City, and the watershed district which are applicable to the Subject Property. This Agreement shall be interpreted according to the laws of the State of Minnesota and any action to enforce the terms contained herein shall be brought in Hennepin County, Minnesota. 10.In the event that any provision of this Agreement is held to be invalid, illegal, or unenforceable by a court of competent jurisdiction, such holding shall pertain only to such provision and shall not invalidate or render unenforceable any other provision herein. 11.This Agreement may be executed in any number of counterparts, each of which shall be deemed an original and shall constitute one and the same Agreement. 12.This Agreement constitutes the entirety of the understanding of the parties related to the Early Site Grading Work contemplated herein. It does not affect, and shall be subordinate to any terms contained within other agreements between the parties, related to the Development, including, but not limited to, a Master Development Agreement or any individual Phase Site Development Agreement. No modifications to this Agreement shall be in effect unless reduced to writing and signed by all parties. 13.For the purposes of providing written notice pursuant to this Agreement, written notice shall be valid if provided via personal service, courier, U.S. Mail, or email to the following: If to the City: Att: Public Works Director Kevin Mattson 8200 County Road 116 Corcoran, MN 55340 Email: kmattson@corcoranmn.gov With Copy to: Att: City Administrator 8200 County Road 116 Corcoran, MN 55340 Email: bmartens@corcoranmn.gov If to Developer: INSERT CONTACT & ADDRESS Email: INSERT EMAIL 6 14.The undersigned signatory hereby represents and warranties that he/she is the designated representative of the Developer and maintains the unqualified authorization to bind the Developer to all terms contained herein. Developer further warranties that Developer is the unencumbered owner of the Subject Property or has obtained the written consent of all owners and/or any parties possessing an interest in the Subject Property, to complete the work contemplated herein, pursuant to the terms of this Agreement. [Signatures on pages to follow] 7 IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed as of the day and year first above written. DEVELOPER By: ______________________________ Print:______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of _________, 20__, by ____________________________, the ____________________of_________________________, a _______________________________, on behalf of the _________________________. Notary Public 8 CONSENT OF OWNER ___________________________, as the owner of the Subject Property hereby consents to and subordinates its interest in the Subject Property to the foregoing Agreement dated ______________, 20__. OWNER By: ______________________________ Print:______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of _________, 20__, by ____________________________, the ____________________of_________________________, a _______________________________, on behalf of the _________________________. Notary Public 9 CITY OF CORCORAN By: Brad Martens, City Administrator STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of ___________, 20__, by Brad Martens, the City Administrator, of the City of Corcoran, a Minnesota municipal corporation, on behalf of the municipal corporation. Notary Public THIS INSTRUMENT WAS DRAFTED BY: John J. Thames, Esq. CARSON, CLELLAND & SCHREDER 6300 Shingle Creek Parkway, Suite 305 Minneapolis, MN 55430 (763) 561-2800 10 EXHIBIT “A” (Approved Early Site Grading Work Plan and Description of Work) 11 EXHIBIT “B” (The “Security”) Memo To: Kevin Mattson, City of Corcoran From: Kent Torve, City Engineer Steve Hegland, PE Project: Heather Meadows 3rd Addition Final Plat Date: September 17, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Final Plat Heather Meadows 3 rd FP dated 08/05/2024 2. Landscape Plan – Heather Meadows 3 rd FP dated 08/05/2024 3. Plans – Heather Meadows 3 rd FP dated 08/05/2024 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. Include Corcoran standard detail plates STO 16, STO-20, STO-21, STO-24, STR-29, STR-32 in construction plans. Plat: 1.Entirety of Outlot A to be drainage and utility easement. 2. Entirety of Outlot B to be drainage and utility easement. Transportation 1.28’ street to be signed for 1-sided parking. See Corcoran detail STR-29. 2. Show signage for future street at the end of the Heather Lane temporary cul-de-sac (STR-32). 3. Include street drain tile per requirements outlined in Corcoran detail STR-5. 4. Construct roundabout with curbing around the outside and not through with the paved wings. Erosion Control 1.Show rip rap for inlet flare FES 3. 2. Show rip rap for outlet flare FES 2. 3. Show rip rap for outlet flare FES 1. 4. Show rip rap for pond outlet flared ends. 5. Extend silt fence from Block 3 Lot 1 to the northern property boundary of Block 2 Lot 1. Grading/storm sewer Attachment Item 6t2. September 17, 2024 Heather Meadows 3rd Kevin Mattson, City of Corcoran Page 2 of 2 1. Provide additional details for the removal of existing cul-de-sac and proposed conditions including spot elevations of the existing and proposed driveways and roadway and any associated regrading of the ditches. The existing roadway in this area will need to be removed and repaved so there is a continuous roadway section and profile through this area. 2. Collect or reroute runoff from west end of Heather Lane so it does not discharge directly onto adjacent parcel. 3. Label EOF for Wetland #1. 4. Label EOF for Wetland #2. 5. Grading and storm plans don’t show outlet to Ponds 1 or 2. Show stormwater piping and OCS on plans and provide profile view as well. 6.Show the 974.6 (also labeled as 975 on plans) contour or spot elevations around the entirety of the top of the berm for Pond #2. 7.CBMH 1 required to be sump as last accessible structure before discharge. 8.CBMH 4 required to be sump as last accessible structure before discharge. 9.Update home pad elevations so all pads have a top of foundation and low floor elevation and corresponding intended home type based on those elevations. 10.STO-17 shown in the details, but no skimmer is shown in plans. 11. Legend on all sheets including storm sewer to include note that all off-road storm sewer infrastructure to receive structure marker post. 12. 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. o It is assumed that all wetland buffers will be established with this phase. o The vegetation which is identified on the grading plans to be left in place as existing buffers are not adequate for wetland buffers and a new buffer shall be established. End of Comments H e a t h e r L a n e Ou t l o t B 1 2 1 2 4 5 61 2 1 3 Heather Ln N Feet 0 60 120 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com GRADING PLAN 2 12 HEATHER MEADOWS THIRD ADDITION Mark Lee Corcoran, MN 22-0177 08-02-24 TYPICAL FULL WALKOUT (WO) Attachment Item 6t3 Page 1 of 11 STAFF REPORT Agenda Item 6u. City Council Meeting: September 26, 2024 Prepared By: Natalie Davis McKeown Topic: Upward Acres Final Plat (PID 17-119-23-13-0001) (City File No. 24-031) Action Required: Decision Review Deadline: November 2, 2024 1. Request The applicant, Skies Limit LLC, requests approval of a final plat for a 6 residential lot subdivision on 61.55 acres located on County Road 10, west of Bechtold Road, at 22625 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 4.7-acre parcel. The preliminary plat for Upward Acres was approved by the City Council on June 27, 2024. A variance was also approved at this same meeting for Lot 1 of the plat to allow a reduced front setback of 44’ along a county road where a 100’ setback is required (or 60’ with enhanced landscaping). Zoning and Land Use The site is guided Rural/Ag Residential and zoned Rural Residential (RR). The subdivision is located outside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Figure 1 Site Location Page 2 of 11 Surrounding Properties All surrounding properties are guided Rural/Ag Residential and zoned Rural Residential. The surrounding properties are located outside of the Musa and 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 identifies a wet prairie community adjacent to the maple/basswood community. Figure 2 Natural Resources Inventory Areas Map A wetland delineation was completed for this property. The City issued a Notice of Decision on July 2, 2024. The delineation identified 4 wetland bodies with 7 distinct wetland areas labeled on the site. Page 3 of 11 Figure 3 Wetland Delineation 3. 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 with detailed comments included in the attached Engineering Memo. The resolution requires compliance with this memo. Public Safety did not have any comments on the proposed subdivision. Page 4 of 11 A. Level of City Discretion in Decision-Making The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. The subdivision must be substantially consistent with the approved preliminary plat. If it meets these standards, the City must approve the final plat. B. Final Plat Staff finds the final plat is consistent with the approved preliminary plans. The final plat creates 6 single-family lots. Lots range from 4.7-acres to 29.7-acres in size. There is a homeowner’s association that includes declarations and covenants for residents and will be responsible for the maintenance of wetland buffers and upland habitat areas. This Figure 4 Upward Acres Final Plat Page 5 of 11 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 (Lot 1, Block 1), and 5 new lots will be created. Lot Size and Accessory Structure Footprint The lot sizes for Lots 1 and 2 were slightly adjusted between the preliminary and final plat to 4.7-acres each. Both lots still exceed the minimum lot dimensions required in the RR. The change allows for a slightly larger accessory structure footprint on Lot 1 which will allow the existing accessory structures to remain as-is (2,344 square feet is allowed for 4.7-acres, and the lot currently has 2,339 square feet). The preliminary plat required a security to ensure the demolition or connection of the detached garage to the house in order for Lot 1 to be in compliance with the accessory structure footprint (the first 1,000 square feet of attached accessory structure space is exempt from the footprint limit). This security is no longer required since the structure no longer needs to be connected to the house to comply with the Zoning Ordinance. Streets and Access A 50’ half right-of-way (ROW) will be dedicated along County Road 10, and new ROW will be dedicated for the construction of Underhill Lane, a new public street to serve the subdivision. The existing single-family home will continue to have direct driveway access on to County Road 10 as there is a wetland east of the existing house that makes direct access to Underhill Lane unfeasible. The 5 new residences will have driveway access on to Underhill Lane. The Engineering Memo states that additional ROW is required around the cul-de-sac to encompass the drainage ditch to locate small utilities outside of the ditch. Grading and Stormwater The Engineer’s Memo provides detailed comments on grading and stormwater. The plan set must be revised to include the City’s stilling basin detail, provide adequate distance on the plan view to install the stilling basin, and show the pipe size as noted in the detail. Utilities All lots will be served by private well and septic systems as noted in the applicant’s narrative. The plans show primary and alternative septic locations for each lot. A 75’ setback from the edges of wetlands applies to septic systems. The alternate septic location for Lot 2 was moved since the preliminary plat was initially reviewed by Planning staff to meet permitting requirements with Hennepin County. The alternate septic location is no longer in compliance with the 75’ wetland edge setback. All other sites comply with City requirements and were approved by Hennepin County. A condition of approval for the final plat is to update the preliminary plat to show an Page 6 of 11 alternative septic location for Lot 2, Block 1 that complies with the setback and is approved by Hennepin County. Proposed well locations are shown on the plans. Wells are to be approved and permitted through the Minnesota Department of Health. Landscaping A minimum of one overstory tree is required for each dwelling unit. This is shown on the final landscaping plan with a note indicating that no more than 33% of any one tree species will be utilized to satisfy this requirement. The tree species will be confirmed with the building permit application. The landscape plan also notes new overstory trees will have a 2.5”-diameter at the time of planting and the proposed ground cover seeding as required in the preliminary plat approvals. As part of the variance and preliminary plat approvals, the applicant is required to provide enhanced landscaping for Lot 1 where the structures cannot comply with a 100’ setback as provided in Section 1060.070, Subd. 2(K). Existing trees and vegetation can count for this requirement. The enhanced landscaping is compliant in front of the house and detached garage. However, the pole barn is also less than 100’ away from the front property line of Lot 1. It appears there is an existing deciduous and coniferous tree in front of the pole barn, and one new overstory tree is also proposed in this area. However, the landscaping plan must be revised to include two ornamental trees and 8 shrubs in order to satisfy the enhanced landscaping formula (based on a calculation that the length of the property line where setback flexibility is requested is roughly 174’). Figure 5 Lot 1, Block 1 Landscaping Plan Page 7 of 11 Additionally, the landscaping plan must be revised to indicate the minimum size of ornamental trees and shrubs at the time of planting to confirm compliance with the landscaping performance standards: Minimum Plant Size Requirements Potted/Bare Root or Balled and Burlapped Ornamental Trees (understory) 1.5” diameter Tall Shrubs and Hedge Material (Deciduous and Coniferous) 3-4’ high Low Shrubs (Deciduous) 5 gallons Tree Preservation The applicant proposes tree preservation areas as part of the approvals with the Elm Creek Watershed Commission. The plans show tree preservation areas on the south side of Lot 3 which aligns with the location of the high-quality maple/basswood according to the City’s Natural Resource Inventory Map. A condition of approval is for the following to be provided for review and approval by the City Attorney prior to release of the final plat to address the tree preservation areas: - Tree Preservation Easement Exhibits - Tree Preservation Easement Agreement - Sign Detail for the Tree Preservation Monument Signs 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. No improvements are currently proposed that would require such an agreement. Wetlands Figure 6 Tree Preservation Areas in Red Page 8 of 11 The Engineering Memo indicates the applicant will have to comply with all Wetland Conservation Act (WCA) requirements. This includes de minimum approval of a creek crossing required to access the proposed house location for Lot 3. A Notice of Decision for the approval of this crossing was received by the City on September 9, 2024. The wetlands on the site will be subject to the Wetland Overlay District (Section 1050.010), which includes the establishment of wetland buffers, installation of 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 the southern portion of the same wetland 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: 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. Figure 7 Natural Resource Communities Quality Ranking Map Page 9 of 11 ** 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. There are wetland buffers on the plan that apply the minimum dimension for low quality wetlands but exceed the maximum wetland buffer width for the purposes of calculating the required average buffer width. Additionally, there are medium-quality wetland buffers that also exceed the maximum width allowed for the purposes of calculating the average buffer width. The plans must be revised to correct this inconsistency. Further, MNRAM documentation to support a low-quality wetland designation on wetlands 1A, 1B, 2, 2A, 3A, 3B, and 3C must be submitted. If the MNRAM does not confirm low quality wetlands, the wetland buffer plan must be revised to comply with Section 1050.010, Subd. 5. Changes to the wetland buffer will likely lead to revisions for wetland buffer monument sign locations as well as D&U easements. The southeast portion of wetland 3 is indicated as medium quality on the City’s Natural Resource Communities Quality Ranking map, otherwise the remainder of wetland 3 is believed to be low-quality. The plans state that buffer of wetland 3 uses the average buffer width identified for medium-quality wetlands which does comply. Wetland 3 west and wetland 4 are also treated as medium-quality wetlands which complies with the ordinance standards and City practices. The applicant submitted a Wetland Buffer Establishment Plan for review and approval by the City’s Wetland Specialist. This is a standalone plan that describes site preparation, installation, maintenance, performance standards, inspections, etc. Feedback was sent to Planning staff on September 18, 2024, and is included in the resolution as a condition of approval. Staff will continue to work with the applicant to finalize a plan compliant with the City’s ordinances. This plan must be finalized prior to release of the final plat and is listed as a condition of approval. Lighting A streetlight is shown on the plans as required at the corner of Underhill Lane and County Road 10. This is consistent with the lighting requirements for other rural subdivisions. The Engineering Memo requires that the light is moved so that it is not located near the bottom of the drainage ditch. The final location of the streetlight is approved by Public Safety during the small utility permitting process. Park Dedication Page 10 of 11 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 County Road 10. This will likely be a painted shoulder on the roadway that is added once the road is improved in the future. No sidewalks are proposed or required for this rural development. 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 park dedication due with the final plat is as follows: - 5 new single-family units x $5,954 = $29,770. Conclusion Staff finds the final plat is in compliance with all applicable ordinances and policies and is substantially consistent with the preliminary plat with outstanding details addressed through conditions of approval as outlined in this staff report. Resolution 2024-101 includes these conditions of approvals. 4. Recommendation Staff recommends approval of Resolution 2024-101 approving the final plat and development contract for Upward Acres with conditions. Attachments 1. Resolution 2024-101 Approving the Final Plat and Development Contract for Upward Acres Figure 8 Parks and Trails Plan Page 11 of 11 2. Development Contract 3. City Engineering Memo Dated September 6, 2024 4. Applicant Narrative 5. Existing Conditions Survey 6. Preliminary Plat 7. Final Plat 8. Final Construction Plans City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-101 Page 1 of 6 Motion By: Seconded By: A RESOLUTION APPROVING A FINAL PLAT AND DEVELOPMENT CONTRACT FOR “UPWARD ACRES” ON THE PROPERTY LOCATED AT 22625 COUNTY ROAD 10 (PID 17- 119-23-13-0001) (CITY FILE NO. 24-031) WHEREAS, Skies Limit LLC (“the applicant”) requests approval of a final plat to create 6 single- family lots from property described as follows: See Attachment A. NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the final plat and development contract for “Upward Acres,” subject to the following findings and conditions: 1. A final plat is approved to create 6 lots, in accordance with the plans received by the City on August 5, 2024, August 6, 2024, August 8, 2024, and September 3, 2024, except as amended by this resolution. 2. There are no development rights remaining for further subdivision after the land is platted. 3. Approval is subject to the preliminary plat and variance approval conditions (Resolution 2024-70 and Resolution 2024-71, respectively), except as amended by this resolution. 4. The applicant shall comply with all requirements in the City Engineer Memo dated September 6, 2024. 5. Final approval by the Elm Creek Watershed Management Commission must be obtained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 6. Individual well sites are subject to permitting approval through the Minnesota Department of Health. 7. The existing detached garage on Lot 1, Block 1 can remain unattached to the house with a final lot size of 4.7-acres. a. The applicant will not 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 is no longer required. 8. An encroachment agreement is required for any site improvements within the City’s drainage and utility easements. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-101 Page 2 of 6 9. Each building permit shall identify the tree species for the required overstory tree to be planted on the lot. No more than 33% of the required trees can be of a single species. 10. Final approval of the streetlight at Underhill Lane and County Road 10 will be granted by Public Safety during the small utility permitting process. FURTHER, prior to release of the final plat for recording: 11. Park dedication shall be satisfied by cash-in-lieu of land for the 5 newly created lots. 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. Based on the adopted fee schedule at the time of final plat approval, the park dedication fee due is $29,770. 12. Revise all plans, including the preliminary plat, to reflect a primary and alternate septic site on Lot 2, Block 1 that can meet a 75’ setback from the wetland edge. a. Hennepin County approval for a new location, if necessary, shall be submitted to the City. 13. Revise the landscaping plan to address the following: a. Show enhanced landscaping in front of the pole barn on Lot 1, Block 1 to be in compliance with Section 1060.070, Subd. 2(K). The following vegetation must be shown to satisfy the enhanced landscaping formula: i. 2 ornamental trees. ii. 8 shrubs. b. Indicate the minimum size requirements at planting for ornamental trees and shrubs as required in Section 1060.070, Subd. 2(D). 14. Revise the Wetland Buffer and Tree Preservation Plan to address the following: a. Submit Minnesota Rapid Assessment Methodology (MNRAM) documentation to support low-quality wetland designation for the following wetlands: 1A, 1B, 2, 2A, 3A, 3B, and 3C. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-101 Page 3 of 6 i. Correct buffer widths so that the minimum and maximum buffer widths do not exceed what is allowed based on the quality of wetland per Section 1050.010, Subd. 5 of the Zoning Ordinance. ii. Wetland buffer monuments shall be revised accordingly. iii. Drainage and utility easements shall be revised accordingly. 15. Final approval of the Wetland Buffer and Tree Preservation Plan will be provided by the City’s Wetland Specialist. 16. The Wetland Buffer Establishment Plan must be revised to include the following feedback from the City’s Wetland Specialist. a. Change references of “wetland consultant” to “City buffer consultant”. b. In “Seeding Methods,” notes 5 and 6, remove “STR Southern Tallgrass Roadside)” and replace with “BWSR/MnDOT 35-241 Mesic Prairie General Mix.” c. The following components must be included (per the City Buffer Plan Policy): i. Annual performance standards. ii. Annual monitoring reports. iii. Clarify inspections for buffer site preparation and installation observation are required in addition to a pre-contractor meeting. 17. Final approval of the Wetland Buffer Establishment Plan will be provided by the City’s Wetland Specialist to confirm compliance with Section 1050.010 and City practices. 18. The following must be submitted to the City for review and approval: a. Tree Preservation Easement Agreement b. Tree Preservation Easement Exhibits and Legal Descriptions c. Sign detail for the Tree Preservation Monuments d. Exhibits and Legal Descriptions for the Stormwater Maintenance Agreement e. Exhibits and Legal Descriptions for the Homeowner’s Association Documents 19. The following documents must be approved by the City Attorney: a. Development Contract b. Stormwater Maintenance Agreement c. Tree Preservation Easement d. Homeowners Association Documents 20. The Development Contract must be executed by the developer and the City and must be filed with the final plat. 21. Letter of credit must be in place and fees paid. FURTHER, that the following conditions must be met prior to issuance of building permits: 22. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-101 Page 4 of 6 23. The following documents must be recorded at Hennepin County and proof of recording must be provided to the City: a. Plat Mylars b. Development Contract c. Stormwater Maintenance Agreement d. Tree Preservation Easement e. Homeowners Association Documents f. Approving Resolutions 24. Lot and corner monuments shall be installed as required by the Subdivision Ordinance. A financial guarantee shall be required to ensure installations per City requirements. The installation of the lot monuments according to the approved plan must be certified by a registered land surveyor. 25. Wetland buffer plantings must be installed where required. a. A wetland buffer specialist from the City shall be present to observe the seeding of wetland buffer plantings. Seed varieties, amounts, equipment, and cover crop species shall be inspected. b. Wetland buffers shall be seeded during the grading process when conditions are appropriate. c. Wetland buffers shall be seeded and/or planted as directed by the Corcoran Buffer Vegetation Establishment Plan. 26. Wetland buffer monument signs must be installed as required by Section 1050.010 of the Zoning Ordinance. 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. FURTHER, that the following conditions must be met prior to release of remaining escrow: 28. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by certification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including pond and wetland buffers) have been correctly seeded/installed in compliance with the plans and specifications will suffice. 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. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-101 Page 5 of 6 Whereupon, said Resolution is hereby declared adopted on this 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-101 Page 6 of 6 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. (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) UPWARD ACRES This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2024, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and SKIES LIMIT, LLC, a Minnesota Limited Liability Company (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Upward Acres (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. PHASED DEVELOPMENT. If the plat is a phase of a multi-phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has failed to fulfill all obligations in this Contract and the failure has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. - 2 – 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless the initial phase is final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, received September 3, 2024. Plan B – Final Grading, Drainage, and Erosion Control Plan, dated _____ Plan D – Final Wetland Buffer and Tree Preservation and Reforestation Plan, dated _____ Plan E– Final Landscape Plan, dated _____ Plan F – Final Wetland Buffer Establishment Plan, dated _____ Plan G – Permanent Traffic Control Plan, dated _____ Plan H – Revised Preliminary Plat, dated ____ 8. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Sanitary Sewer • Watermain • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping • Tree Preservation • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. - 3 – The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 9. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 10. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Hennepin County for County Road Access and Work in County Rights-of-Way • Minnesota Department of Health for Watermains/Wells • NPDES Permits • Hennepin County for Septic System Permits and/or Abandonment • DNR for Dewatering and Work in Protected Waters • City of Corcoran for Building Permits and Building Demolition • Watershed Permits 11. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2025, with the exception of the final wear course of asphalt on streets. The City will not allow wear course paving in new public streets in the development until 80% of the homes in the development have received a certificate of occupancy and the streets have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. The Developer may, however, request an extension of time from the City. If an extension - 4 – is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 12. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 13. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 14. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 15. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 16. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. • The warranty/performance financial guarantee - 5 – 18. PARK DEDICATION. The Developer shall dedicate to the City the park as shown on the preliminary plat. The Developer shall also dedicate to the City the trail easements identified on the preliminary plat, except as modified by the approving resolutions and construct all trails as shown on the plans. The developer shall construct the bituminous trails in the subdivision and shall work with the city on the final location within the public park. No credit shall be given for trail construction. Credit shall be given for the net area of the park land and trail easement area. The remainder of the required park dedication shall be satisfied with cash-in-lieu of land. Park dedication shall be obtained based on the phase being platted. Upward Acres will have no park land dedication and will provide cash-in-lieu of land. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements for this phase by a cash contribution of $29,770.00. The charge was calculated in accordance with Section 955 of the City’s Subdivision Ordinance as follows: 5 single family units x $5,954.00 per unit = $29,770.00. 19. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a model home permit. One model home will be allowed per product type (single family, twin home, townhome, etc.) per development and shall be on lots acceptable to the City. C. The Developer shall comply with the City of Corcoran Engineering Design Standards. D. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. E. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. F. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. G. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. - 6 – 20. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 21. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 22. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, - 7 – on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 23. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Compliance with the conditions of the original approvals, including the Preliminary Plat (Resolution 2024-70), Variance (Resolution 2024-71), and Final Plat (Resolution 2024-101) is required. B. Before the City signs the final plat, the Developer shall convey any and all park land to the City by warranty deed, free and clear of any and all encumbrances. Before the City signs the final plat, the developer shall convey the required trail easements to the City in a form satisfactory to the City. C. The Developer shall post a $600.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 6 lots at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. D. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. E. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 24. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B. Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved - 8 – plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D. Third parties shall have no recourse against the City under this Contract. E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. H. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. L. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. - 9 – M. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 25. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 26. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit or performance bond for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. - 10 – 27. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $472,686.68, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. - 11 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $0.00 $0.00 Watermain System $0.00 $0.00 Stormwater System $68,700.95 $68,700.95 Street Construction $172,197.01 $172,197.01 Street Lighting $5,000 $5,000 Grading/Erosion Control $110,201.52 $110,201.52 Landscaping/Tree Preservation $4,500 $4,500 Wetland Buffer Establishment $69,473.37 $69,473.37 Installing Wetland Buffer Monuments* $7,000.00 $7,000.00 Setting Iron Monuments $600 $600 SUB-TOTAL: $437,672.85 $437,673.85 City Design, Inspection and Administration (8%) $35,013.83 $35,013.83 Total: $472,686.68 $472,686.68 Total Project Cost $472,686.68 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 28. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an - 12 – Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. 29. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Park Dedication 29,770.00 Engineering Escrow 35,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ $64,770.00 30. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: Skies Limit, LLC, 2145 Gallery Court, Victoria, MN 55386. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Developer shall notify the City within five (5) days of change of address. - 13 – [Signatures on pages to follow] CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 EXHIBIT A (the “Subject Property”) 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. FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE City Engineer Steve Hegland, PE Project: Upward Acres Final Plat Date: September 6, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Construction Plans – Upward Acres Final Plat dated 08/29/2024 2. Final Plat – Upward Acres Final Plat file dated 09/03/2024 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. Plat: 1. ROW around cul-de-sac shall encompass the drainage ditch so that small utilities are out of ROW and ditch. Transportation 1. Move street light at intersection so it is not near bottom of drainage ditch. 2. Driveway FES to be RCP or ADS or similar PP pipe. Minimum size to be 15” unless hydraulic modeling indicates smaller is required. Wetland Buffers 1. 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. This will apply to culvert for Lot 1 Block 1 and all others. Grading/Storm sewer 1.Show profiles for all culvert crossings of the public roadway. Stormwater and Wetlands City September 6, 2024 Upward Acres Kevin Mattson, PE Public Works Director Page 2 of 2 · Add the City stilling basin detail and provide adequate distance on the plan view to install the stilling basin and show pipe size increase as noted in detail. WCA · Document the submittal of a de minimus application (preliminary finding from WCA) and compliance with all WCA requirements, including creek crossing for Lot 3. End of Comments COUNTY NO. 1 0 ROAD COUNTY NO. 10 ROAD 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:_____________ UN D E R H I L L LANE 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 COUNTY NO. 10ROAD N N Vicinity Map Feet 0 100 200 HOUSE DETAIL N 4-16-24 PRELIMINARY PLATUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 1 4 PRELIMINARY PLAT OF UPWARD ACRES I 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:_________________________ 1 2 4 56 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 UNDE R H I L L LANE C.R. DOC. NO. Engineers & Land Surveyors, Inc. SSOCIATES N 2001000 FEET N UPWARD ACRES UN D E R H I L L LANE 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 N 8-2-24 COVER SHEETUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 1 Feet 0 100 200 N Vicinity Map UPWARD ACRES CORCORAN, MN 10 I 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: UN D E R H I L L LANE 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 N Feet 0 100 200 8-2-24 WETLAND BUFFER & TREE PRESERVATION PLANUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 2 HOUSE DETAIL N 10 I 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: 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 UND E R H I L L LANE N 8-2-24 GRADING PLANUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 3 Feet 0 100 200 10 I 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: TYPICAL FULL WALKOUT (WO) 8-2-24 SWPPP - PROJECT INFORMATIONUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 4 ¹ ² N N 10 I 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: 8-2-24 UPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 5 STORMWATER POLLUTION PREVENTION PLAN NARRATIVE 10 I 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: 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 UND E R H I L L LANE N 8-2-24 STORMWATER POLLUTION PREVENTION PLAN UPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 6 10 Feet 0 100 200 I 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: UNDERHILL LANE 1 2 4 5 6 3 BLOCK 1 UNDERHIL L LANE C O U N T Y R O A D N O . 1 0 8-2-24 STREET & STORM SEWER PLAN UNDERHILL LANE UPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 7 N Feet 0 50 100 10 I 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: UN D E R H I L L LANE 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 N Feet 0 100 200 HOUSE DETAIL N 8-2-24 LANDSCAPING PLANUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 8 10 I 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: 8-2-24 DETAILSUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 9 10 I 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: 8-2-24 DETAILSUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 10 10 I 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: STAFF REPORT Agenda Item: 6v. Council Meeting September 26, 2024 Prepared By Kevin Mattson Topic Early Site Grading Work Agreement – Upward Acres Action Required Decision Summary The developer has submitted a request to allow for site grading to take place prior to final plat approval of a future Upward Acres development area located southwest of County Road 10 and Bechtold Road (see attached grading plan). The developer plans to balance the existing soils within the overall development site. Financial/Budget Costs incurred related to reviewing, processing, and administering the agreement are the responsibility of the developer. Options 1.Authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Upward Acres development. 2.Decline the request. Recommendation Authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Upward Acres development. Council Action Consider a motion to authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for the future Upward Acres development. Attachments 1.Early Site Grading Work Agreement – Template 2.Engineering memo – plan review comments 3.Upward Acres – Grading Plan 216846v1 AGREEMENT TO ALLOW EARLY SITE GRADING WORK This AGREEMENT TO ALLOW EARLY SITE GRADING WORK (this “Agreement”) is made this _____ day of ________________, 20__ by and between the City of Corcoran, a Minnesota municipal corporation (the “City”), and ______________________________, a ____________________ (“Developer”), the City and Developer are sometime collectively referred to herein as the “parties” or each a “party”. RECITALS WHEREAS, Developer is the owner of, or has obtained the applicable consent of the owner of the real property described as follows: INSERT LEGAL DESCRIPTION (the “Subject Property”); and WHEREAS, Developer submitted a preliminary plat application to the City to subdivide the Subject Property and construct INSERT PROJECT DETAILS (the “Development”), which was approved by the Corcoran City Council on ____________; and WHEREAS, Developer intends to request approval of the final plat for Phase ___ of the Development and will enter into one or more agreements with the City governing this Phase of the Development including, but not limited to, a Site Development Agreement which will set forth certain requirements and obligations related to the installation of this Phase of the Development; and WHEREAS, Prior to entering into all required agreements governing the installation of the Development, Developer has requested that the City approve preliminary grading and related work upon the Subject Property for Phase ___, as described in the attached Exhibit “A” (“Early Site Grading Work”); and WHEREAS, the Early Site Grading Work for the approved preliminary plat referred to above is described and depicted in the attached Exhibit “A”, and the City may allow for such preliminary work on the Subject Property, subject to Developer executing this Agreement and providing security as required herein; NOW THEREFORE, in consideration of the mutual covenants and promises contained herein, the parties hereto agree as follows: 1.Developer will commence Early Site Grading Work upon the Subject Property only in accordance with the plans and description attached hereto as Exhibit A and to the extent approved by the City Engineer. No work will be undertaken or continued until Developer has: Attachment Item 6v1. 2 A.Submitted and has received approval from the City Engineer and the applicable watershed district. B.Resolved with the City Engineer and the watershed district any and all areas where Early Site Grading Work will not be permitted. Developer shall comply with any applicable tree preservation plan with respect to the Subject Property. C.Resolved any outstanding drainage and erosion control issues to the satisfaction of the City Engineer and the watershed district. D.Complied with all hours of operation requirements. Hours of operation shall be limited to the construction hours permitted by Corcoran City Code. E.Obtained City approval for all haul routes. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. F.Attended a pre-construction conference with the City Engineer and/or the Public Works Director, or their respective designee. G.Provided to the City a copy of Developer’s NPDES permit and watershed district approval authorizing all of the proposed Early Site Grading Work on the Subject Property. H.Obtained all required approvals related to the Wetland Conservation Act. I.Executed this Agreement and provided to the City all security funds required herein. 2.Developer shall perform all Early Site Grading Work in conformance with the approved plans attached hereto as Exhibit A, as may be amended by the City, Corcoran City Code, the NPDES permit, and any and all watershed requirements. Any work which is not in conformity with approved plans shall be a violation of this Agreement. Developer agrees and hereby grants access to the Subject Properties to the City and watershed district at all reasonable times in order to verify compliance with the terms of this Agreement. Upon receipt of verbal or written notice that any work on the Subject Property is not compliant with the approved plans or any amendment to the same deemed necessary by the City or the watershed district and disclosed to Developer, Developer shall immediately make any required changes or immediately cease all work and take whatever 3 restoration actions are required by the City and/or the watershed district. In the event that Developer fails to cease work or undertake or complete required changes or restoration, the City may utilize any and all escrow or security funds posted by Developer under this Agreement to take the required actions, as well as reimburse itself for any costs incurred by the City, including administrative, engineering, and legal fees and costs, including but not limited to reasonable attorneys’ fees. 3.Developer will undertake such work with knowledge that approval for construction of private improvements has not yet been granted by City and nothing in this Agreement shall be construed as a promise or assurance that such approval will be granted. Therefore, all work undertaken prior to approval and full compliance with Corcoran City Code is solely at the risk of Developer. Developer specifically waives all claims or causes of action of whatever nature against the City, its officers, employees, agents or contractors relative to the work undertaken and this Agreement. Further, this Agreement shall not impact, amend, or replace any Master Development Agreement, individual Phase Site Development Agreement, or any other agreement which may be entered into with respect to the Development. In the event of any conflict between this Agreement and any other such agreement with respect to the Development, the terms of the other agreement shall control. 4.The Developer shall pay all costs incurred by Developer or the City in conjunction with the Early Site Grading Work on the Subject Property, including but not limited to planning, engineering, legal and inspection expenses incurred related to the acceptance of the work, review of plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting the work on the Subject Property. Separate from any posted security, Developer shall deposit ten thousand dollars ($10,000.00) with the City in an escrow account to cover the City’s projected costs related to the Early Site Grading Work. Further, at any point during this Agreement, if the City determines that the posted escrow funds are insufficient, the City shall notify Developer to deposit additional funds and Developer shall so deposit the funds within ten (10) days of that notice. Developer’s failure to post the escrow funds requested by the City shall be grounds for termination of this Agreement by the City, and/or shall permit the City to temporarily halt all work on the Subject Property until such funds are deposited. 5.Developer shall indemnify and hold harmless the City, its elected officials, employees, and agents from any and all claims or causes of action of whatever nature related to the Early Site Grading Work on the Subject Property as set forth in this Agreement. Said indemnity and agreement to hold the City harmless includes, but is not limited to, payment of any and all attorneys’ fees, engineering fees, witness fees or any other costs and disbursements related to this Agreement, including any City fees or costs expended to enforce the terms and conditions of this Agreement. 4 6.Developer hereby agrees to obtain and maintain throughout the duration of any of the Early Site Grading Work on the Subject Property, public liability and property damage insurance coverage covering personal injury, including death, and claims for property damage which may arise out of the Developer’s work or the work of Developer’s contractors or subcontractors. Liability limits shall not be less than $2,000,000 for any number of claims arising out of a single occurrence. The City and the City Engineer shall be named as additional insured parties on the policy. Developer shall provide the City with a certificate of insurance evidencing the satisfaction of these requirements and the policy shall mandate that thirty (30) days’ written notice be provided to the City and the City Engineer prior to the effective date of any cancellation or non-renewal of the policy, except in the case of non-payment, in which case ten (10) day’s written notice shall be sufficient. 7.In order to ensure compliance with this Agreement, or to assure completion or restoration of the site, Developer shall fully execute and deliver to the City this Agreement and all security required by this Agreement. Specifically, Developer shall deposit with the City all funds listed in the attached Exhibit “B” (the “Security”). Such funds are posted to collectively secure all Early Site Grading Work and use of the same shall not be limited to any itemization listed in said Exhibit “B”. The Security shall be in the form of either a cash deposit or a letter of credit, as determined by the City. If a letter of credit is used, such letter of credit shall be compliant with Corcoran City policies and shall be subject to the approval of the City. The City reserves the right to refuse any letter of credit for any reason whatsoever. Upon two (2) days’ written notice to Developer, the City may utilize any of the Security funds to complete needed site restoration. If costs are incurred by the City for restoration above and beyond the amount of the Security, Developer shall be liable for all additional costs, including engineering, planning and legal fees, including but not limited to reasonable attorneys’ fees and costs, which Developer shall promptly pay upon invoicing, and not later than 30 days after receipt of the invoice. If Developer fails to promptly pay such invoiced amounts, in addition to any other remedy available to the City at law or in equity, the City may recover the amount by drawing upon any other security posted by the Developer for the Development, and Developer hereby consents to such draw. The Security shall only be released upon a determination by the City Engineer that it is no longer required. Failure to maintain the required Security shall be grounds for immediate termination of this Agreement by the City. 8.This Agreement in no way indicates that Development approval beyond the Early Site Grading Work has been granted by the City, and this Agreement shall in no way be construed as evidence of, and in no way implies any such approval. Developer shall make no representations to third parties that this Agreement constitutes or implies that Development approval beyond the Early Site Grading Work as authorized by this Agreement has been granted. 5 9.Developer shall comply with all laws, ordinances, regulations, and directives of the State of Minnesota, the City, and the watershed district which are applicable to the Subject Property. This Agreement shall be interpreted according to the laws of the State of Minnesota and any action to enforce the terms contained herein shall be brought in Hennepin County, Minnesota. 10.In the event that any provision of this Agreement is held to be invalid, illegal, or unenforceable by a court of competent jurisdiction, such holding shall pertain only to such provision and shall not invalidate or render unenforceable any other provision herein. 11.This Agreement may be executed in any number of counterparts, each of which shall be deemed an original and shall constitute one and the same Agreement. 12.This Agreement constitutes the entirety of the understanding of the parties related to the Early Site Grading Work contemplated herein. It does not affect, and shall be subordinate to any terms contained within other agreements between the parties, related to the Development, including, but not limited to, a Master Development Agreement or any individual Phase Site Development Agreement. No modifications to this Agreement shall be in effect unless reduced to writing and signed by all parties. 13.For the purposes of providing written notice pursuant to this Agreement, written notice shall be valid if provided via personal service, courier, U.S. Mail, or email to the following: If to the City: Att: Public Works Director Kevin Mattson 8200 County Road 116 Corcoran, MN 55340 Email: kmattson@corcoranmn.gov With Copy to: Att: City Administrator 8200 County Road 116 Corcoran, MN 55340 Email: bmartens@corcoranmn.gov If to Developer: INSERT CONTACT & ADDRESS Email: INSERT EMAIL 6 14.The undersigned signatory hereby represents and warranties that he/she is the designated representative of the Developer and maintains the unqualified authorization to bind the Developer to all terms contained herein. Developer further warranties that Developer is the unencumbered owner of the Subject Property or has obtained the written consent of all owners and/or any parties possessing an interest in the Subject Property, to complete the work contemplated herein, pursuant to the terms of this Agreement. [Signatures on pages to follow] 7 IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed as of the day and year first above written. DEVELOPER By: ______________________________ Print:______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of _________, 20__, by ____________________________, the ____________________of_________________________, a _______________________________, on behalf of the _________________________. Notary Public 8 CONSENT OF OWNER ___________________________, as the owner of the Subject Property hereby consents to and subordinates its interest in the Subject Property to the foregoing Agreement dated ______________, 20__. OWNER By: ______________________________ Print:______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of _________, 20__, by ____________________________, the ____________________of_________________________, a _______________________________, on behalf of the _________________________. Notary Public 9 CITY OF CORCORAN By: Brad Martens, City Administrator STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of ___________, 20__, by Brad Martens, the City Administrator, of the City of Corcoran, a Minnesota municipal corporation, on behalf of the municipal corporation. Notary Public THIS INSTRUMENT WAS DRAFTED BY: John J. Thames, Esq. CARSON, CLELLAND & SCHREDER 6300 Shingle Creek Parkway, Suite 305 Minneapolis, MN 55430 (763) 561-2800 10 EXHIBIT “A” (Approved Early Site Grading Work Plan and Description of Work) 11 EXHIBIT “B” (The “Security”) Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE City Engineer Steve Hegland, PE Project: Upward Acres Final Plat Date: September 6, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Construction Plans – Upward Acres Final Plat dated 08/29/2024 2. Final Plat – Upward Acres Final Plat file dated 09/03/2024 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. Plat: 1.ROW around cul-de-sac shall encompass the drainage ditch so that small utilities are out of ROW and ditch. Transportation 1.Move street light at intersection so it is not near bottom of drainage ditch. 2. Driveway FES to be RCP or ADS or similar PP pipe. Minimum size to be 15” unless hydraulic modeling indicates smaller is required. Wetland Buffers 1.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. This will apply to culvert for Lot 1 Block 1 and all others. Grading/Storm sewer 1.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. 2. Show profiles for all culvert crossings of the public roadway. Stormwater and Wetlands City Attachment Item 6v2. September 6, 2024 Upward Acres Kevin Mattson, PE Public Works Director Page 2 of 2 ·Add the City stilling basin detail and provide adequate distance on the plan view to install the stilling basin and show pipe size increase as noted in detail. WCA ·Document the submittal of a de minimus application (preliminary finding from WCA) and compliance with all WCA requirements, including creek crossing for Lot 3. End of Comments 1 2 4 5 6 3 BLOCK 1 CO U N T Y RO A D NO . 1 0 UND E R H I L L LANE N 8-2-24 GRADING PLANUPWARD ACRES SKIES LIMIT, LLC CORCORAN, MN 24-0103 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com 3 Feet 0 100 200 10 I 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: TYPICAL FULL WALKOUT (WO) Attachment Item 6v3 Page 1 of 10 STAFF REPORT Agenda Item 6w. City Council Meeting: September 26, 2024 Prepared By: Natalie Davis McKeown Topic: Slabaugh Addition Preliminary Plat, Variance, and Final Plat (PID 10-119-23-21-0013 and 10-119-23-21-0014) (City File No. 24-029) Action Required: Decision 120-Day Review Deadline for Preliminary Plat: December 10, 2024 60-Day Review Deadline for Variance: October 11, 2024 1. Application Request The applicant, Gideon Slabaugh, requests approval of a preliminary and final plat application for “Slabaugh Addition.” The plat will square off both properties by pushing the west property line of 9925 Ebert Road to the existing west property line of 9945 Ebert Road. The application includes a variance request to create a lot that does not abut or have direct access to an improved street or private drive. 2. Background Both properties were previously platted as a part of “Ebert Addition.” Right-of-way (ROW) in this plat was taken to allow for Ebert Road to be an S- shaped road in the future since the existing houses were relatively close to the road and limited the ability to take additional ROW in this area. This flexibility did not allow for Ebert Road to be fully upgraded to City street standards even though it is considered a public road. Lot line adjustments are allowed without platting if the standards in Section 926, Subd. 1 of the City Code are met. Section 926, Subd. 1(E) includes the requirement that all parcels resulting from the lot line adjustment shall have frontage and access on an existing improved street. Since Ebert Road does not meet City street standards, it does not qualify as an existing improved street. Currently, both lots have frontage on Oakdale Drive which does qualify as an existing improved street. However, the requested change in lot lines will remove the frontage that 9945 Ebert Road has on Oakdale Drive. Figure 1 Site Location Page 2 of 10 Both properties are currently directly accessed via Ebert Road. Since the application cannot meet the standards for a lot line adjustment, a formal preliminary and final plat application is required with a variance. The applicant started to speak with staff about a potential lot line adjustment in 2022. The City’s typical platting process was shared with the applicant, and it was discussed that a new plat could likely trigger an additional ROW requirement from both parcels to move forward with improving Ebert Road. The applicant asked to be placed on the Council agenda to discuss the ROW further. Feedback provided from Council at the regular meeting on May 12, 2022, was in favor of foregoing additional ROW on the west side of Ebert Road in favor of securing ROW on the east side of Ebert Road in the future should that property develop. Shortly after the meeting in May 2022, the applicant decided to move forward with reconstructing their house after a fire within the same legal, nonconforming footprint “grandfathered” in on the property. However, they wanted to expand the outside porch area. The proposed expansion was no further into the setbacks than the previous footprint of the house and porch; however, the porch area was expanded to wrap around three sides of the house continuously. This expansion was approved through a variance on October 27, 2022. After receiving similar requests from other property owners that would have also required a variance, the City updated the Zoning Ordinance to allow such expansions to be approved administratively. 3. Planning Commission Review The Planning Commission held a public hearing for the preliminary plat and variance during a regularly scheduled meeting on September 5, 2024. The two involved property owners introduced themselves to the Planning Commission. No other members of the public participated in the hearing. The Commission unanimously (3-0; Commissioner Lee and Commissioner Kozicky absent) recommended approval of the preliminary plat and variance as presented. 4. Context Zoning and Land Use The two existing parcels are located in the Rural Residential (RR) zoning district, and the Comprehensive Plan designates both sites as Rural/Ag Residential. The properties are not located within the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are located within the RR district, designated as Rural/Ag Residential, and outside of the MUSA. The present land uses on all surrounding properties include single-family residential and/or agricultural uses. Natural Characteristics of the Site Page 3 of 10 The City’s Natural Resource Inventory Areas map shows a disturbed woodland area on the northern portion of 9945 Ebert Road, and this extends down to the north edge of 9925 Ebert Road. This area is not indicated as a high-quality natural community. The applicant requested a waiver from the wetland delineation requirements. The waiver was administratively approved after a field inspection confirmed the absence of wetland indicators on either property. 5. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and other City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions in the resolutions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinances. If the proposed subdivision meets these standards, the City must approve the preliminary plat. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards are satisfied with their request. Conditions can be applied to mitigate the impact of granting the variance. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. The subdivision must be substantially consistent with the approved preliminary plat. If it meets these standards, the City must approve the final plat. B. Preliminary Plat Lot Size A comparison of the RR district standards and the proposed lot dimensions are reflected in the table below. Figure 2 Preliminary Plat Page 4 of 10 RR District Minimum Lot 1 9945 Ebert Road Lot 2 9925 Ebert Road Lot area 2 acres 2.7 acres 2.9 acres Lot width* 200 feet 413.77 feet 490.85 feet (Ebert Road) 275.5 feet (Oakdale Drive) Lot depth 300 feet 300.61 feet 288 feet (Ebert Road) 467 feet (Oakdale Drive) * As measured at the front lot line. Also referred to as “minimum street frontage”. Both lots comply with the minimum lot dimensional standards for the RR district. Setbacks The minimum setbacks for the RR district are detailed in the table below: Minimum Principal Structure Setback Minimum Accessory Structure Setback Front (All Other Roads) 50 feet 50 feet Side 25 feet 20 feet Rear 25 feet 15 feet The existing home locations are not changing with this plat. The house on 9945 Ebert Road (Lot 1) complies with the minimum principal structure setbacks. The house on 9925 Ebert Road (Lot 2) does not comply with the minimum front or rear setbacks for the district; however, this condition is a legal, nonconformity and was affirmed with a variance approved by the City in 2022 when the property owner rebuilt the house after a fire and expanded the porch within the front and rear setbacks. The degree of nonconformity is not changing as a result of the requested change in lot lines. Therefore, a variance is not required at this time to allow the home to remain in its current location. There are two sheds that currently are located on Lot 1 that will now be located on Lot 2 as a result of the change in lot lines. Since Lot 2 has two front lot lines, it also has two rear lot lines (and does not have a side lot line). The sheds are nearest to the proposed north lot line of Lot 2 and comply with the 15’ setback required from a rear lot line. There is a Figure 3 House Setbacks Page 5 of 10 third shed more centrally located within Lot 2 and far exceeds the minimum required setbacks for accessory structures. Accessory Structure Footprint Lot 1 will not include any accessory structures after the proposed plat is processed. Lot 2 will contain 3 accessory structures. Section 1030.020 provides that a lot of 2.9 acres in the RR district is allowed an overall accessory structure footprint of 1,781 square feet. Additionally, one structure of less than 200 square feet can be exempt from the total footprint calculation. There is one shed that is under 50 square feet. The other two sheds are approximately 210 square feet each. Lot 2 complies with the accessory structure footprint maximum. Streets and Access No new streets or road improvements are proposed as a part of this plat. Both lots will continue to have direct access on Ebert Road. As explained in the background portion of this staff report, additional ROW is needed in order to improve Ebert Road to City street standards. The City Council previously stated an openness to forego additional ROW on the west side of Ebert Road in favor of exploring options for additional ROW to be provided from the property on the east side of Ebert Road should it develop in the future. This is in line with the road design anticipated with Ebert Addition which is shown to have an S-shape with the idea more ROW could eventually be obtained from the east. No new ROW is proposed as part of this plat. Figure 4 Accessory Structures on Proposed Lot 2 (9925 Ebert Road) Page 6 of 10 Perimeter Drainage and Utility Easements The preliminary plat reflects a new 10’ perimeter drainage and utility (D&U) easements for both lots. This complies with City standards. Perimeter D&Us were established based on the lot lines in the original plat for Ebert Addition, so an easement vacation will be required for the portion of the easement that is no longer required due to the change in lot lines. This is scheduled to be processed by the City Council at the regular meeting on September 26, 2024. Well and Septic Lot 1 has an existing well shown nearly on the shared lot line; the survey indicates there is a setback of 1.5’. The well is located within the existing 10’ perimeter D&U easement. The survey on file with the City at the time of Ebert Addition did not include well locations, so it is unclear when the well was installed in this location. It is assumed the well location predates subdivision of the property. The Engineering Memo states that when the well is replaced, the well shall be moved and have Minnesota Department of Health (MDH) required setbacks upon replacement. For the well to remain in the existing location in the meantime, a formal encroachment agreement is required to be approved by the City Attorney and recorded with the plat. For Lot 2, a well is shown south of the house outside of any D&U easements. Figure 5 Ebert Road Planned S-shape Page 7 of 10 A septic site is shown for both Lot 1 and Lot 2. The Engineering Memo notes that the drainfields for the septic locations are not shown and must not be located within any easements upon replacement. Planning staff located the survey used prior to the Ebert Addition subdivision which indicates the approximate location of the drainfields. It appears these are not located within any easements or ROW. Wetlands The applicant requested a waiver from the wetland delineation requirement based on the assumption that there are no known wetlands on the two properties and no improvements are proposed at this time. The City’s Wetland Specialist completed a site visit on July 25, 2024. This visit confirmed there are no indicators of wetlands within the plat boundaries, and the wetland waiver was administratively approved. Landscaping A landscape plan is not required since this plat involves less than 4 residential units. Since no new lots or dwelling units will be created, staff finds no additional trees are required at this time. Park Dedication Figure 7 Approx. Septic Drainfield Areas (dashed line) Figure 6 Lot 1 Well Location Page 8 of 10 Section 955.020 of the Subdivision Ordinance states, “Park Dedication is only due in cases where additional new parcels are created.” Since this preliminary plat will not create any additional lots, park dedication is not due. C. Variance Section 945.020, Subd. 1 describes standards for lot arrangement and states “[…] all lots shall abut and have direct access to an improved street or private drive [,,,].” The applicant requests a variance from this standard. 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. 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 explains that there are practical difficulties in complying with the Zoning Ordinance. Both properties have been accessed through Ebert Road for over 30 years, and it would be burdensome and disruptive for both properties to construct driveways to create direct access on Oakdale Drive. Additionally, there would Page 9 of 10 be safety concerns to have two new driveways with direct access on to Oakdale Drive. Staff agrees with this assertion and adds the following considerations: - The use is not changing. - The City’s spacing standards on collector roadways would not allow for one or more new driveways directly on to Oakdale Drive. - Removing Lot 1’s frontage along Oakdale Drive will not impact the property’s access to Ebert Road and Oakdale Drive. - The request allows for reasonable use of both properties. The narrative provides that the existing conditions of the parcels driving the need for the variance were created before the present owners purchased their respective properties. Allowing access on an unimproved public street (Ebert Road) was initially authorized by the City as part of the Ebert Addition subdivision. At this time, improvements to Ebert Road are not doable due to limited ROW and the existing structure locations on both properties which makes this a unique condition to these parcels. Additional ROW will be needed from the property on the east side of Ebert Road to allow for the street to be upgraded without a negative impact to the existing homes. Granting the variance will not change or negatively impact the existing neighborhood as both properties presently do not have access to an improved road. Staff adds that the change in lot lines that will remove frontage on Oakdale Drive for Lot 1 will not result in a visible change to the general public. The new lot configuration will not increase the need for access onto an improved public street, and the change in lot lines will not create a need for additional vehicles or increased use of Ebert Road. The variance is compliant with the general purposes and intent of the Zoning Ordinance as it will allow for more orderly use of both properties involved. The area that will be annexed by Lot 2 is currently unused, and the property owner of Lot 2 will obtain more space to add accessory structures in the future that can comply with setbacks. The proposed reconfiguration of the lots will allow future land development with consideration for surrounding uses in a manner that can be responsive to market needs and consistent with the RR district. Staff further notes the change in lot lines will address the legal, nonconforming size of Lot 2 (1.5 acres) with a resulting lot size of 2.9 acres complaint with the RR district. The variance is not in conflict with the 2040 Comprehensive Plan or the Rural/Ag Residential land use designation. Staff does not propose any conditions of approval to mitigate the impact of granting the variance since ultimately the use and access of the properties is not changing and there will be no obvious impact to the surrounding area. Further, conditions of approval for the variance appear unnecessary as it is possible the property to the east will develop in the future, and Ebert Road would be improved at that time. D. Final Plat Page 10 of 10 Staff reviewed the final plat application for consistency with the preliminary plat as well as City policies. The City Engineer’s Memo dated August 26, 2024, includes review of the final plat. Compliance with this memo is required as a condition of approval in the final plat resolution. Staff finds the final plat is consistent with the preliminary plat. Easements A public hearing will be held during the regular City Council meeting on September 26, 2024, to vacate perimeter D&U easements that are now unnecessary due to the change in lot lines. The only other remaining condition of approval that needs to be addressed is an encroachment agreement for the well on Lot 1 that is located within the City’s D&U. Staff will work with the applicant and property owner of Lot 1 to finalize this agreement to be recorded with the final plat. E. Summary Staff finds that the proposed preliminary plat, variance, and final plat are generally consistent with the City’s Comprehensive Plan, Subdivision Ordinance, and Zoning Ordinance. No improvements or park dedication is required for this subdivision, so a development contract is not applicable for this application. The enclosed resolutions approve the preliminary plat, variance, and final plat with minimal conditions of approval. 6. Recommendation Move to approve the following: 1. Resolution 2024-102 Approving the Preliminary Plat and Variance for ‘Slabaugh Addition” 2. Resolution 2024-103 Approving the Final Plat for “Slabaugh Addition.” Attachments: 1. Resolution 2024-102 Approving the Preliminary Plat and Variance. 2. Resolution 2024-103 Approving the Final Plat. 3. Applicant Variance Narrative. 4. City Engineer’s Memo Dated 8/21/2024. 5. Final Plat “Ebert Addition.” 6. Existing Conditions Survey. 7. Preliminary Plat “Slabaugh Addition”. 8. Final Plat “Slabaugh Addition”. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-102 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND VARIANCE FOR “SLABAUGH ADDITION” ON THE PROPERTIES LOCATED AT 9925 EBERT ROAD AND 9945 EBERT ROAD (PID 10-119-23-21-0013 AND 10-119-23-21-0014) (CITY FILE NO. 24-029) WHEREAS, Gideon Slabaugh (“the applicant”) requested approval of a preliminary plat to allow for a lot line adjustment between the two properties described as follows; See Attachment A. WHEREAS, the applicant also requested approval of a variance from the requirement that the resulting lots have frontage and access on an improved public street, and; WHEREAS, the Planning Commission reviewed the preliminary plat and variance at a duly called public hearing, and; WHEREAS, the Planning Commission recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat and variance subject to the following findings and conditions: 1. A preliminary plat is approved for “Slabaugh Addition” to allow a new lot configuration between two existing lots, in accordance with the plans and application received by the City on July 15, 2024, and additional information received on July 25, 2024, July 26, 2024, July 29, 2024, August 1, 2024, August 7, 2024, August 9, 2024, and August 12, 2024, except as amended by this resolution. 2. The requested variance from Section 945.020, Subd. 1 to allow the two resulting lots to forego lot frontage and/or access on an improved public street based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. Both properties have been accessed through Ebert Road for over 30 years. It would be burdensome for both properties to now be required to construct a driveway to Oakdale Drive, and this would not be allowed per the City’s spacing guidelines on collector roadways. The use of these properties is not changing. The loss of lot frontage on Oakdale Drive for Lot 1 in the proposed plat will not affect how the lot accesses Oakdale Drive. Granting the variance allows for continued and reasonable use of both properties within the plat. b. That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. The existing conditions of the parcels necessitating the variance request were created before the present owners purchased their respective properties. Limited right-of-way was previously obtained in this area due to the City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-102 Page 2 of 4 existing location of the houses in relation to Ebert Road. It was determined that additional right-of-way must be obtained on the east side of Ebert Road in the event there is further development in the area to improve Ebert Road to city standards. c. That the granting of the variation will not alter the essential character of the locality. Both properties do not have access to an improved road presently. The change in lot lines that will remove frontage from Lot 1 of the proposed plat will not result in a visible change to the general public. The new lot configuration will not increase the need for access on to an improved public street, and the change in lot lines will not create a need for additional vehicles or use of Ebert Road. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The adjustment to the lot lines will allow for more orderly use of both properties involved as the area that will be annexed by Lot 2 of the plat is currently unused. Should the property owner of Lot 2 want to add accessory structures in the future there will be more space to allow compliance with setbacks. The proposed reconfiguration of the lots will allow future land development with consideration for the surrounding uses in a manner that can be responsive to market demand and consistent with the Rural Residential zoning district. The change in lot lines will expand Lot 2 from a 1.5-acre site to a 2.9-acre site which will remove an existing legal, nonconformity. Granting the variance does not conflict with these intents, nor does it conflict with the general intents and purposes of the Zoning Ordinance as provided in Section 1010.020. e. The variance is consistent with the Comprehensive Plan and maintains the Rural/Ag Residential land use designation. 3. The applicant must comply with all conditions in the City Engineers Memo, dated August 26, 2024. 4. The property owner of Lot 1 must enter into an encroachment agreement with the City to address the encroachment of the existing well into the City’s drainage and utility easement to be recorded with the final plat. 5. Existing drainage and utility easements that are no longer based on the perimeter of the lot lines must be vacated with the final plat. 6. Park dedication is not due as no new lots will be created. 7. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-102 Page 3 of 4 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 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-102 Page 4 of 4 ATTACHMENT A That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. AND That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the centerline of Oakdale Drive which lies southerly of a line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. THE SAME AS Lots One (1) and Two (2), Block One (1), Ebert Addition, Hennepin County, Minnesota. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-103 Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A FINAL PLAT FOR “SLABAUGH ADDITION” ON THE PROPERTIES LOCATED AT 9925 EBERT ROAD AND 9945 EBERT ROAD (PID 10-119-23- 21-0013 AND 10-119-23-21-0014) (CITY FILE NO. 24-029) WHEREAS, Gideon Slabaugh (“the applicant”) requested approval of a final plat to allow for a lot line adjustment between the two properties described as follows; See Attachment A. WHEREAS, the City Council reviewed the final plat at a duly called public meeting, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a final plat subject to the following findings and conditions: 1. A final plat is approved for “Slabaugh Addition” to allow a new lot configuration between two existing lots, in accordance with the plans and application received by the City on July 15, 2024, and additional information received on July 25, 2024, July 26, 2024, July 29, 2024, August 1, 2024, August 7, 2024, August 9, 2024, and August 12, 2024, except as amended by this resolution. 2. The approval is contingent upon the following: a. Approval of the preliminary plat. i. The applicant must comply with the requirements and conditions of approval outlined for the preliminary plat in Resolution 2024-102. b. Approval of the easement vacation of drainage and utility easements no longer based on the perimeter of the lot lines. i. The applicant must comply with the requirements and conditions of approval outlined for the easement vacation in Resolution 2024-104. 3. There are no development rights for the creation of new lots, but no new lots are created as a result of this plat. 4. The applicant must comply with all conditions in the City Engineers Memo dated August 26, 2024. 5. The property owner of Lot 1 must enter into an encroachment agreement with the City to address the encroachment of the existing well in the City’s drainage and utility easement to be recorded with the final plat. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-103 Page 2 of 3 6. Park dedication is not due with this final plat as there are no newly created lots. 7. Prior to release of the final plat for recording, the property owner for Lot 1 must enter into an encroachment agreement with the City to address the location of the well for Lot 1 within a drainage and utility easement. a. The applicant must submit a legal description and depiction of the encroachment area. b. The City Attorney must review and approve of the encroachment agreement prior to release of the final plat for recording with Hennepin County. 8. Prior to closing the escrow account and release of any potential refund, the applicant must complete the following: a. Lot monuments must be installed as required by the Subdivision Ordinance. The installation of the lot monuments according to the approved plan must be certified by a registered land surveyor. b. The approving resolutions, plat mylars, and encroachment agreement must be recorded at Hennepin County. c. Proof of recording must be submitted to the City. 9. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 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 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-103 Page 3 of 3 ATTACHMENT A That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. AND That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the centerline of Oakdale Drive which lies southerly of a line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. THE SAME AS Lots One (1) and Two (2), Block One (1), Ebert Addition, Hennepin County, Minnesota. Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, PE, City Engineer Steve Hegland, PE, Client Manager Project:Slabaugh Lot Line Adjustment Date:August 26, 2024 Exhibits: This Memorandum is based on a review of the following document: 1. Ebert Addition Plat, 1994 2. Existing Conditions—Slabaugh, 8/12/2024 by Northwestern Surveying and Engineering 3. Preliminary Plat of Slabaugh Addition, 8/12/2024 by Northwestern Surveying and Engineering 4. Final Plat – Slabaugh Addition Comments: Boundary Survey and Plat Review 1. The easterly (Ebert Road) boundary description has been reviewed by Stantec Registered Land Surveyor and is consistent with the 1994 original plat. 2. The southern plat boundary along Oakdale Drive provides the necessary ROW. 3. The required 10 foot easements are shown along the replatted lot line boundaries. o Sheds on Lot 2 are shown within the 25 foot lot line setbacks, and upon replacement shall be moved outside easements/ROW. o Septic drainfields are not shown, and upon replacement shall be moved outside of easements. o Well is shown 1.5 feet from the lot line for the north lot, shall be moved outside of easement and have MDH required setbacks upon replacement. EB E R T R O A D EB E R T R O A D OAKD A L E D R I V E EB E R T A D D I T I O N EA S T L I N E O F T H E N W 1/ 4 O F S E C T I O N 1 0 NORTH LINE OF THE NW 1/4 OF SECTION 10 HE N N E P I N C O U N T Y MO N U M E N T A T T H E N E CO R N E R O F T H E N W 1 / 4 O F SE C . 1 0 , T 1 1 9 N , R 2 3 W WE S T L I N E O F T H E E A S T 3 1 6 . 5 0 F E E T O F TH E N E 1 / 4 O F T H E N W 1 / 4 O F S E C . 1 0 HENNEPIN COUNTY MONUMENT AT THE NW CORNER OF THE NW 1/4 OF SEC. 10, T119N, R23W HE N N E P I N C O U N T Y M O N U M E N T AT T H E S O U T H Q U A R T E R O F SE C . 1 0 , T 1 1 9 N , R 2 3 W EX I S T I N G W E L L 23 . 4 15.0 50.1 4 5 . 7 19 . 1 19 . 6 EXISTING WELL SEPTIC 8' X 4 ' S H E D SEPTIC 1. 5 2.3 ’ EB E R T R O A D EB E R T R O A D OAKD A L E D R I V E S L A B A U G H EA S T L I N E O F T H E N W 1/ 4 O F S E C T I O N 1 0 NORTH LINE OF THE NW 1/4 OF SECTION 10 HE N N E P I N C O U N T Y MO N U M E N T A T T H E N E CO R N E R O F T H E N W 1 / 4 O F SE C . 1 0 , T 1 1 9 N , R 2 3 W WE S T L I N E O F T H E E A S T 3 1 6 . 5 0 F E E T O F TH E N E 1 / 4 O F T H E N W 1 / 4 O F S E C . 1 0 HENNEPIN COUNTY MONUMENT AT THE NW CORNER OF THE NW 1/4 OF SEC. 10, T119N, R23W HE N N E P I N C O U N T Y M O N U M E N T AT T H E S O U T H Q U A R T E R O F SE C . 1 0 , T 1 1 9 N , R 2 3 W EX I S T I N G W E L L 23 . 4 15.0 50.1 38 . 3 19 . 1 19 . 6 EXISTING WELL SEPTIC SH E D SEPTIC 1. 5 ’ 10 10 10 10 SITE EB E R T R O A D EB E R T R O A D OAKD A L E D R I V E S L A B A U G H ADDITION EA S T L I N E O F T H E N W 1/ 4 O F S E C T I O N 1 0 NORTH LINE OF THE NW 1/4 OF SECTION 10 HE N N E P I N C O U N T Y MO N U M E N T A T T H E N E CO R N E R O F T H E N W 1 / 4 O F SE C . 1 0 , T 1 1 9 N , R 2 3 W WE S T L I N E O F T H E E A S T 3 1 6 . 5 0 F E E T O F TH E N E 1 / 4 O F T H E N W 1 / 4 O F S E C . 1 0 HENNEPIN COUNTY MONUMENT AT THE NW CORNER OF THE NW 1/4 OF SEC. 10, T119N, R23W HE N N E P I N C O U N T Y M O N U M E N T AT T H E S O U T H Q U A R T E R O F SE C . 1 0 , T 1 1 9 N , R 2 3 W SLABAUGH ADDITION 10 10 10 10 City Council, City of Corcoran, Minnesota This plat of SLABAUGH ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota at a regular meeting thereof held this________day of _______________________, 20_____, and said plat is in compliance with the provisions of Minnesota Statures, Section 505.03, Subd. 2. City Council, City of Corcoran, Minnesota by_________________________________, Mayor by_________________________________, Clerk COUNTY AUDITOR, Hennepin County, Minnesota I hereby certify that taxes payable in 20___ and prior years have been paid for land described on this plat, dated this_____ day of_____________________, 20____. Daniel Rogan, County Auditor by___________________________________Deputy SURVEY DIVISION, Hennepin County, Minnesota Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this ______day of ___________________________, 20____. Chris F. Mavis, County Surveyor by___________________________________ COUNTY RECORDER, Hennepin County, Minnesota I hereby certify that the within plat of SLABAUGH ADDITION was recorded in this office this____day of _______________________, 20____ at ____________ o'clock ___.M. Amber Bougie, County Recorder by___________________________________Deputy KNOW ALL PERSONS BY THESE PRESENTS: That Gideon Slabaugh, Personal Representative, that part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. AND That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the centerline of Oakdale Drive which lies southerly of a line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. Has caused the same to be surveyed and platted as SLABAUGH ADDITION and does hereby dedicate to the public for public use the public ways, and the drainage and utility easements as created by this plat. In witness whereof said Gideon Slabaugh, Personal Representative has caused these presents to be signed by it proper officer this _____day of_____________________, 20____. _____________________________ Gideon Slabaugh, Personal Representative STATE OF MINNESOTA COUNTY OF _________________ This instrument was acknowledged before me on ______________________________ by Gideon Slabaugh, Personal Representative. __________________________________ Notary Public Signature __________________________________ Notary Printed Name _______________County, Minnesota My Commission Expires___________________ I Matthew M. Bomstad do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wetlands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this__________ day of _______________________, 20____. _____________________________________________ Matthew M. Bomstad, Licensed Land Surveyor Minnesota License No. 57991 STATE OF MINNESOTA COUNTY OF _________________ This instrument was acknowledged before me on ______________________________ by Matthew M. Bomstad. __________________________________ Notary Public Signature __________________________________ Notary Printed Name _______________County, Minnesota My Commission Expires___________________ SITE Page 1 of 8 STAFF REPORT Agenda Item 6x. City Council Meeting: September 26, 2024 Prepared By: Kendra Lindahl, AICP Topic: Final Plat and Final Planned Unit Development (PUD) for “Tavera 7th Addition” (City File No. 24-028) Action Required: Decision Review Deadline: November 5, 2024 1.Request The applicant, Lennar, has requested approval of the final plat and final PUD plan for Tavera 7th Addition. This phase includes 60 villa lots and 40 twinhomes. This is the final phase of the Tavera development. Key plan application materials are attached as part of this packet; however, due to size limitations not every item is included. The complete application is available at City Hall. 2.Background On June 25, 2020, Council approved a comprehensive plan amendment, rezoning, preliminary plat and preliminary PUD plan for Tavera, a 549-unit development with a mix of single family, villa, twin home and townhome units. On January 25, 2021, Hennepin County approved a lot of division for the Wessel property. The lot split did not require City Council approval because lot splits creating parcels at least 20-acres in size with 500 feet of frontage on a public street are exempt from subdivision by Minnesota Statute. The split created two parcels. On April 8, 2021, Council approved Tavera 1st Addition for 33 single family units and three outlots. Access to the development from County Road 116 was constructed with this initial phase. On July 22, 2021, Council approved a PUD amendment to allow 551 units to be developed and allow a modification to the temporary real estate time period. On September 23, 2021, Council approved Tavera 2nd Addition for 46 single family units and five outlots. On November 11, 2021, Council approved a PUD amendment to allow four additional stockpiles of grading material to be stored on site. On February 10, 2022, Council approved Tavera 3 rd Addition for nine single family units, 134 townhome units and 35 outlots. Figure 1 - Location map Page 2 of 8 On August 28, 2022, Council approved Tavera 4th Addition for 80 single family units, 42 twin home lots and 11 outlots. On November 21, 2022, the Council approved Tavera 5 th Addition for 26 single family lots. On March 28, 2024, the Council approved Tavera 6th Addition for 9 villa lots and 70 single family lots. 3.Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer comments are incorporated into this staff report, the detailed comments are included in the attached memo and the approval conditions require compliance with the memo. A.Level of Discretion in City Decision-Making The City’s discretion in approving a final PUD plan is limited to whether the proposed plan is in substantial conformance with the preliminary PUD plan. If it meets these standards, the City must approve the final PUD plan. The City’s discretion in approving a final 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 final plat. B.Consistency with the Ordinance Standards Final PUD Plan Staff has reviewed the application for consistency with the approved preliminary plans, as well as City policies. Staff finds that the final PUD is consistent with the approved preliminary plans. However, there are a number of conditions that must be addressed prior to release of final plat and authorization to begin construction. The 7th Addition includes 100 lots and six outlots. A homeowners association will be responsible for the maintenance of common areas. The master association documents will be amended to include this property and there will be amendments to the villa and twin home sub-association documents. Figure 2 - Phasing Plan Page 3 of 8 Lot Dimensions and Setbacks The preliminary PUD approvals granted some flexibility from lot size, width standards and rear yard setbacks for decks and patios. The approved standards are included in the approving resolutions. Staff will review setbacks for compliance with these standards as part of the building permit application. Design Standards Flexibility has been granted from the garage standards in Section 1040.040, Subd. 8 of the Zoning Ordinance as part of the preliminary approvals. Single family homes will be selected for each lot by the home buyers and must comply with all design and PUD standards. This phase includes villas and twin home lots. Equal architectural treatment is required on all sides of a villa or twin home that faces a public right-of-way or park. There are several lots in this phase that will be required to have upgraded elevations. The PUD allows rear yard setbacks to be reduced from 30 feet to 20 feet for deck/patios on most lots. However, the approvals specifically exempted a number of lots, including those proposed to be platted as Lots 8-12, Block 7. Decks and patios on those lots must comply with the 30-foot rear yard setback as they are adjacent to an existing neighborhood. Utilities The site is served by sanitary sewer and municipal water. The utilities will be stubbed to the adjacent property lines. Easements The plat will provide new standard drainage and utility easements around the perimeter of lots and over the outlots and the wetland areas (wetlands and wetland buffer). Grading The site was already graded as part of the phase to grading project. The City Engineer’s memo provides detailed comments on grading and stormwater for this project. Streets The 7th Addition will complete the western extension of 68th Plan to Zenwood Lane, which will be constructed to Blue Bonnet Lane on the north and Horseshoe Trail on the south. Zenwood Lane will not connect to Blue Bonnet Lane but will provide emergency access. Staff notes that as a condition of the Tavera 4th Addition, Lennar entered into an agreement with the adjacent property owner to relocate that driveway off of the Tavera Figure 3 – 2020 Approved Preliminary Plan Page 4 of 8 parcel and onto the affected landowner’s parcel. The plans must be updated to reflect change. The feasibility study completed as part of the preliminary approvals requires improvements to Horseshoe Trail and Old Settlers Road as part of this final phase. The development contract provides more detail on these required improvements. Wetlands Section 1050.010 establishes standards for the wetland overlay district. This includes the establishment of wetland buffer strips with an average width of 25 feet plus a 15-foot structure setback from the buffer edge. Wetland buffer signs are required to indicate the contour of the buffer with a maximum spacing of 200 feet along the buffer edge. Wetland buffer signs are also required where the wetland buffer edge intersects with a lot or outlot line. Landscaping The applicant is required to provide one tree for each dwelling unit. This phase provides 174 trees to meet these requirements. Generally, the proposed street trees are evenly spaced in the front yard along the street to create a tree lined street canopy. Staff recommends that all trees be planted when the street is complete, but trees must be planted prior to issuance of a certificate of occupancy for the adjacent home. A final irrigation plan must be provided to ensure that the development irrigation system meets the stormwater requirements approved for the Tavera development. Natural Resources The City does not have a tree preservation ordinance; however, a significant portion of the wooded areas in the Tavera development will be preserved as one of the PUD benefits. A conservation easement for the tree protection areas was recorded with the previous phases. This phase has been graded and there are tree preservation areas in this phase. The tree preservation plan must be updated to show the area in the tree preservation easement and the tree preservation easement document must be ammended to reflect these areas. Figure 4 - Landscape Plan Page 5 of 8 If trees marked for preservation are removed during construction, the applicant shall be required to provide an equivalent caliper inch replacement for the lost trees. Parks and Trails A number of trails are proposed in the Tavera development, including the Three Rivers Diamond Lake trail on the west side of the project. The last section of that trail in Tavera will be completed with this phase. The nearly right-angle corner around Lot 1, Block 4, Tavera 7th Addition, as depicted on figure, presents a potential safety concern due to the possibility of a blind spot if the homeowner constructs a fence or other obstruction in this area. To address this issue, the Three Rivers Park District (TRPD)proposes a solution involving the extension of the trail with a wider radius over the western rim of the pond. This adjustment not only improves visibility and safety by mitigating the blind corner but also provides an access route for future maintenance of the pond. However, this would require acquiring a new trail easement in land previously platted as Tavera 6th Addition. The City is working with the developer and TRPD to explore this change and we have included that as a condition of approval. Page 6 of 8 Figure 5 - Trail Connection Alternative Park Dedication The City should accept park dedication in the form of land where shown on maps. The City may accept cash-in-lieu of land if park dedication requirements are not met by dedicated land. Park dedication requirements for Tavera are based on the entire development. Park dedication for the Tavera development will be satisfied with a combination of park land dedication (trail easement and park land) plus cash -in-lieu of land. For the 7th Addition, the plans show a gross land area of 53.66 acres and 35.82 pre- development net acres. The park dedication ordinance requires 10% of the land area (or the market value of that land) for land guide Low Density Residential. In this case, the developer would be required to dedicate: •10% of 35.82 acres = 3.58 acres The park dedication requirements for this plat would be satisfied with a combination of park land dedication (park and trail easement) plus cash -in-lieu of fees. The trail easement is 0.74 acres which satisfies 21% of the park dedication for this phase. The remaining park dedication for the 100 lots included in phase 7 shall be cash-in-lieu of land. The current park dedication requirement would be $471,677.53 (100 x $5,954.00 = $595,400.00 x 79%). Page 7 of 8 A portion of the Diamond Lake Regional Trail Park will be built in this phase. The trail alignment was approved with the preliminary plat prior to Three Rivers Park District (TRPD) selecting the current trail alignment. The current trail easement is a continuation of the trail dedicated with Tavera 6 th Addition. TRPD has asked Lennar to provide additional easements in the 6th Addition (both north and south of 68th Street) to allow TRPD to look at design alternatives that would allow construction of trail that better meets the TRPD design standards. The City, TRPD and Lennar met on September 18, 2024, to discuss the additional trail easements shown generally in red on the graphic (Figure 6). Lennar agreed to work with the City and Three Rivers to define a trail alignment and dedicate the trail easement. However, due to the permitting requirements for the additional wetland and floodplain impacts that would be required to construct the trail in a new alignment, it is unlikely that the design could be finalized and permitted prior to Lennar paving this final trail segment in the spring. Lennar will review the trail design to improve the design safety within the existing easement and provide the additional easement to the City for a potential future trail realignment. These segments would likely include wetland and floodplain impact and possibly a boardwalk. TRPD will work to determine funding options for those future improvements, but the trail easements will be in place. If TRPD, the City and Lennar can determine a final design and TRPD can secure funding over the winter, the construction plans could be modified. If not, the trail will be constructed by Lennar in the location approved with the preliminary plat. Final Plat The applicant is requesting approval of a final plat for 60 villa homes and 40 twin homes and six outlots. The final plat is consistent with the approved preliminary plat. Conclusion Staff finds the proposed plan is consistent with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and preliminary PUD approvals. The staff report notes outstanding issues that must be addressed, and staff has included conditions in the attached resolutions to address these issues. Figure 6 - Diamond Lake Trail Easements Page 8 of 8 4.Recommendation Move to adopt the following: a.Resolution 2024-106 approving the final PUD plan. b.Resolution 2024-107 approving the final plat and development contract. Attachments 1.Resolution 2024-106 Approving the Final PUD Plan 2.Resolution 2024-107Approving the Final Plat and Development Contract 3.Development Contract 4.Site Location Map 5.City Engineer’s Memo dated September 17, 2024 6.Three River Park District Memo dated September 10, 2024 7.Final PUD Plans dated July 12, 2024 8.Landscape Plan dated July 12, 2024 9.Final Plat dated July 12, 2024 10. Phasing Plan dated July 12, 2024 11. Preliminary Plat Graphic dated July 12, 2024 City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-106 Page 1 of 6 Motion By: Seconded By: APPROVING FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR “TAVERA 7th ADDITION” FOR LENNAR) (CITY FILE NO. 24-028) WHEREAS, US Home, LLC, a Delaware limited liability company dba Lennar (the “applicant”) has requested approval of a final planned unit development (PUD) plan for “Tavera 7th Addition” for 100 single family lots and six outlots on the property legally described as: See Attachment A NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final PUD plan for “Tavera 6th Addition”, subject to the following conditions: 1.A final PUD plan is approved to create 60 villa lots, 40 twin home lots and six outlots for “Tavera 7th Addition”, in accordance with the plans and application received by the City on July 7, 2024, and additional information received on August 21, 2024, and August 28, 2024, except as amended by this resolution. 2.Approval is contingent upon City Council approval of the final plat (Resolution 2024-107). 3.Development is subject to all conditions of the “Tavera” preliminary plat and preliminary PUD plan approvals (Resolutions 2020-50 and 2020-51), except as modified by the PUD amendment (Resolution 2021-86). 4.The applicant shall comply with all requirements of the City Engineer’s memo dated September 17, 2024. 5.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 plated lot shall be installed at the subdivider’s expense. 6.Lawn sprinkler/irrigation systems (where provided) shall have rain sensors to limit unnecessary watering. a.The City shall be notified at least 48 hours in advance of buffer seeding and shall conduct an onsite pre-seeding meeting with the installer. 7.A final irrigation plan must be provided to ensure that the development irrigation system meets the stormwater requirements approved for the Tavera development. 8.Wetland buffer plantings must be installed. a.A wetland buffer specialist from the City shall be present to observe the seeding of wetland buffer plantings. Seed varieties, amounts, equipment and cover crop species shall be inspected. b.Wetland buffers shall be seeded during the grading process when conditions are appropriate. Attachment Item 6x1 City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-106 Page 2 of 6 c.Wetland buffers shall be seeded and/or planted as directed by the Corcoran Buffer Vegetation Establishment Plan. 9.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. 10.If existing wetland buffers are proposed to remain, the City’s wetland buffer specialist must inspect and confirm existing buffers are undisturbed and in an acceptable condition prior to submittal of the final plat application (if applicant proposing to maintain existing wetland buffers). 11.Wetland buffers, plantings, seeding areas and monument signs shall be shown on the landscape plan. 12.Show wetland buffers setback on all plan sheets. 13.Show the entire 7th Addition plat on all plan sheets, including Outlot F. 14.Drainage and utility easement must be provided over all wetlands and wetland buffers and shown on the final plat, landscape plan and civil plans. 15.The HOA shall be responsible for the maintenance of: a.Landscaping and any irrigation in the common areas and boulevards. b.Wetland and pond buffer areas. c.Sidewalks. d.All common areas, including signage, lighting and landscaping in those areas. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-106 Page 3 of 6 16.PUD flexibility is granted to establish the following lot standards for this development: 75-foot lots 65-foot lots Villa lots Twin Home lots Minimum Lot Area 9,000 sq. ft. 7,800 sq. ft. 7,000 sq. ft. TBD - 8,918 sq. ft. (est.) Minimum lot width 75 feet 65 feet 55 feet 39 feet Front, From Major Roadways* 60 feet 60 feet 60 feet 60 feet Front, From all other streets 25 feet /20 feet side street 25 feet /20 feet side street 25 feet /20 feet side street 25 feet (25 feet from private drive curb) Front Porch (≤ 120 square feet) 15 feet 15 feet 15 feet N/A Side (living) 7.5 feet 7.5 feet 7.5 feet 7.5 feet Side (garage)** 7.5 feet 7.5 feet 7.5 feet 7.5 feet Rear+ 30 feet / 20 feet for deck/patios 30 feet / 20 feet for deck/patios 30 feet / 20 feet for deck/patios 30 feet / 20 feet for deck/patios Maximum Principal Building Height 35 feet 35 feet 35 feet 35 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. (Reduction from 100 feet to 60 feet per Section 1060.070, Subd. K) **Minimum separation between structures on adjacent parcels shall be 15 feet. +Homes on Lots 8-12, Block 7, Tavera 7th Addition shall be required to meet the 30-foot rear yard setback for structures, including patios and decks. 17.All garages must have a 22-foot-wide parking area between the garage and right-of-way that does not overlap into sidewalks, drives or streets. 18.Woodland areas shown as preserved on plans must be protected. The conservation easement shall be amended to include the conservation areas in the 7th Addition. FUTHER, prior to the release of final plat for recording: 19.The development contract must be executed by the developer and the City. 20.The letter of credit must be in place and fees paid. 21.Park dedication for the Tavera 7th development shall be satisfied by/through the combination of cash-in-lieu of land, trail easements and pavement of trails as shown on plans. a.Park dedication for Tavera 7th Addition shall be dedication of the 0.74-acre trail easement and $ $471,677.53 as outlined in the September 26, 2024, staff report to the City Council. b.Park dedication is required based on the finding that the development will add 100 new villas and twin homes units to the City. Residents of the development will need access to nearby existing and future trails that do not exist today as guided by the Comprehensive Plan. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-106 Page 4 of 6 c.The proposed trail is part of the Three Rivers Park District (TRPD) Diamond Lake Trail. The applicant shall revise the plans to show the trail location and design standard to comply with the intent of the TRPD trail design comments provided in the September 10th email. d.The applicant dedicates an additional trail easement over Outlot A and Outlot B, Tavera 6th Addition for a future trail. The applicant shall work with the City and TRPD to finalize the easement location. The intent of the trail easement is to potentially realign the trail to realigning a portion of the trail to the east into Tavera 6th Addition to widen the turning movements of the trail. i.The new trail easement shall be recorded at Hennepin County prior to issuance of building permits. ii.The applicant will not be financially responsible for additional costs related to the trail realignment, but TRPD can design and fund the trail before the applicant pavs the trail in 2025, the applicant will construct the trail in the new easement. If a final design and funds are not available prior to the applicant’s desire to complete the trail in 2025, the applicant shall construct the trail in the current location. FUTHER, the following must be addressed prior to issuance of building permits: 22.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. e.Wetland signs shall be purchased from the City. f.Wetland signs must be installed on treated 4x4 wooden posts. g.The final location of wetland signs must be inspected and approved by City staff. h.Wetland buffer signs must be installed prior to issuance of building permits i.The installation of the wetland monument buffer signs according to the approved plan must be certified by a registered land surveyor. 23.Trees must be planted prior to issuance of certificate of occupancy for the adjacent home, unless an alternative timeline is approved by the City. 24.If trees marked for preservation are removed during construction, the applicant must provide replacement trees with an equivalent caliper inch total to the lost trees, unless otherwise approved by the City. FURTHER, that the following conditions must be met prior to release of remaining escrow: 25.Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying plantings have been correctly installed in compliance with the plans and specifications will suffice. 26.Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-106 Page 5 of 6 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 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jay Tobin – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-106 Page 6 of 6 ATTACHMENT A OUTLOT C, TAVERA 6TH ADDITION, Hennepin County, Minnesota AND That part of Lot 10, Block 1, MEADOW TRAILS, according to the recorded plat thereof, Hennepin County, Minnesota, lying south, west and southwesterly of the following described line: Commencing at the northwest corner of the West Half of the said Hennepin County; thence on an assumed bearing of South 00 degrees 55 minutes 10 seconds East, along the west line of said West Half of the Northeast Quarter and along a west line of said Lot 10, a distance of 1031.51 feet, to the point of beginning; thence North 89 degrees 04 minutes 50 seconds East, a distance of 145.00 feet; thence South 00 degrees 55 minutes 10 seconds East, a distance of 143.04 feet; thence North 89 degrees 04 minutes 50 seconds East, a distance of 60.00 feet; thence North 81 degrees 36 minutes 40 seconds East, a distance of 245.84 feet; thence South 77 degrees 06 minutes 59 seconds East, a distance of 84.19 feet; thence South 47 degrees 44 minutes 51 seconds East, a distance of 538.46 feet, to the north line of Lot 5, Block 1, said MEADOW TRAILS and there terminating. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-107 Page 1 of 4 Motion By: Seconded By: APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR “TAVERA 7th ADDITION” FOR LENNAR) (CITY FILE NO. 24-028) WHEREAS, US Home, LLC, a Delaware limited liability company dba Lennar (the “applicant”) has requested approval of a final plat for “Tavera 7th Addition” for 100 single family lots and six outlots on the property legally described as: See Attachment A FURTHER, that the development contract for said plat shall be completed by City staff and the Mayor and City Administrator be authorized to execute the development contract on behalf of the City; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for final plat approval for “Tavera 7th Addition”, subject to the following conditions: 1.A final plat is plan is approved to create 60 villa lots, 40 twin home lots and six outlots for “Tavera 7th Addition”, in accordance with the plans and application received by the City on July 7, 2024, and additional information received on August 21, 2024, and August 28, 2024, except as amended by this resolution. 2.Approval is contingent upon City Council approval of the final PUD plan (Resolution 2024-106) and is subject to all conditions. 3.Development is subject to all conditions of the “Tavera” preliminary plat and preliminary PUD plan approvals (Resolutions 2020-50 and 2020-51), except as modified by the PUD amendment (Resolution 2021-86). 4.The applicant shall comply with all requirements of the City Engineer’s memo dated September 17, 2024. FURTHER, prior to the release of the final plat for recording: 5.The development contract must be executed by the developer and the City and must be filed with the final plat. 6.The financial guarantee and fees required by the development contract must be paid. 7.Park dedication is due as required by the PUD approvals. FURTHER, that the following conditions must be met prior to issuance of building permits: 8.All permanent wetland buffer signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a.The final locations must be approved by City staff. Attachment Item 6x2 City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-107 Page 2 of 4 b.Wetland signs must be purchased from the City. c.Monuments and signs shall be installed prior to approval of building permits. d.The installation of the wetland monument buffer signs according to the approved plan must be certified by a registered land surveyor. e.Wetland buffer planting shall be seeded with MnDOT 43-261 or 35-241 seed mix. f.The wetland buffer planting and maintenance plan shall be revised and approved by the City for compliance with City policies prior to beginning work. 9.The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 10.The following documents must be approved by the City Attorney and recorded at Hennepin County with the final plat: a.Development Contract b.Stormwater Maintenance Agreement c.Trail Easement d.Tree Conservation Easement Homeowners Association documents, including master and sub association amendments and supplemental declarations. 11.Record the approving resolutions and associated documents at Hennepin County and provide proof of recording to the City. FURTHER, that the following conditions must be met prior to the release of remaining escrow: 12.Lot corner monuments shall be installed as required by the Subdivision Ordinance. 13.Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-107 Page 3 of 4 Whereupon, said Resolution is hereby declared adopted on this 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jay Tobin – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-107 Page 4 of 4 ATTACHMENT A OUTLOT C, TAVERA 6TH ADDITION, Hennepin County, Minnesota AND That part of Lot 10, Block 1, MEADOW TRAILS, according to the recorded plat thereof, Hennepin County, Minnesota, lying south, west, and southwesterly of the following described line: Commencing at the northwest corner of the West Half of the said Hennepin County; thence on an assumed bearing of South 00 degrees 55 minutes 10 seconds East, along the west line of said West Half of the Northeast Quarter and along a west line of said Lot 10, a distance of 1031.51 feet, to the point of beginning; thence North 89 degrees 04 minutes 50 seconds East, a distance of 145.00 feet; thence South 00 degrees 55 minutes 10 seconds East, a distance of 143.04 feet; thence North 89 degrees 04 minutes 50 seconds East, a distance of 60.00 feet; thence North 81 degrees 36 minutes 40 seconds East, a distance of 245.84 feet; thence South 77 degrees 06 minutes 59 seconds East, a distance of 84.19 feet; thence South 47 degrees 44 minutes 51 seconds East, a distance of 538.46 feet, to the north line of Lot 5, Block 1, said MEADOW TRAILS and there terminating. (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) TAVERA 7TH ADDITION This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2024, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and U.S. HOME, LLC, A DELAWARE LIMITED LIABILITY COMPANY (DBA LENNAR) (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. This is an amendment to the master Tavera Development Contract dated June 23, 2021. 1.REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Tavera 7th Addition (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2.CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3.RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4.PHASED DEVELOPMENT. If the plat is a phase of a multi-phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has failed to fulfill all obligations in this Contract and the failure has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. Attachment Item 6x3. -2 – 5.PRELIMINARY PLAT STATUS. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless the initial phase is final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6.CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. Notwithstanding the provisions of this paragraph, in the event that changes to federal or state law prohibit or limit the City’s authority to collect the costs of off-site improvements for this project as contemplated in Section 9 herein and the parties do not mutually agree to remain bound to the terms contemplated in said Section 9, the City shall have the right to substitute off-site improvement cost collection provisions which are: 1) in compliance with applicable law; and 2) which result in reasonably comparable cost contribution from the Developer. 7.DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, received 08/28/2024 Plan B – Final Grading, Drainage, and Erosion Control Plan, dated 7/12/2024 Plan C – Final Sanitary Sewer, Watermain and Storm Sewer Plan, dated 7/12/2024 Plan D – Final Tree Preservation and Reforestation Plan, dated 7/12/2024 Plan E– Final Landscape Plan, dated 07/12/2024 Plan F – Final Wetland Buffer Establishment Plan, dated 7/12/2024 Plan H – Revised Preliminary Plat, dated 7/12/2024 Plan I – Phasing Plan, dated 7/12/2024 8.IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: •Streets •Sanitary Sewer •Watermain •Surface Water Facilities (pipe, ponds, rain gardens, etc.) •Grading and Erosion Control •Sidewalks/Trails •Street Lighting •Underground Utilities •Street Signs and Traffic Control Signs •Landscaping •Tree Preservation •Wetland Mitigation and Buffers •Monuments Required by Minnesota Statutes -3 – •Miscellaneous Facilities In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 9.OFF-SITE PUBLIC IMPROVEMENTS. The City intends to make improvements to County Road 116 at the intersection of the future Horseshoe Trail providing access to the site, improve Hackamore Road, improve existing Horseshoe Trail and Old Settlers Road, extend municipal sanitary sewer to the site and complete stormwater improvements. The public improvements are more fully detailed in the Feasibility Study dated November 21, 2019, prepared by Wenck Associates, Inc. The developer agrees to fund off-site improvements as noted in this Contract. a.The following improvements will be funded by the developer with the 7th Addition as noted below: •As part of Tavera 6th Addition, the developer provided a cash escrow to perform a signal analysis at County Road 116 and Horseshoe Trail which is currently in progress. A traffic signal may be required at County Road 116 and Horseshoe Trail. If required by the signal analysis, the developer shall be responsible for half of the cost of this signal and shall provide a separate letter of credit for the required improvements and cash escrow for the design and bidding of the prior to issuance of building permits. When the City bids the project, the City will release the letter of credit and require the developer to provide cash escrow based on the final bid amount. -4 – •The developer shall provide a financial guarantee to the City for the cost to shape and pave Old Settlers Road and Horseshoe Trail (estimated at $375,000). The development contract will include $325,000 in the letter of credit and $50,000 in cash at the time of this agreement for the design and bidding of the project. When the City bids the project, the City will reduce the letter of credit by $325,000 and require the developer to provide cash escrow based on the final bid amount. •The developer shall provide a financial guarantee for the Horseshoe Trail west watermain loop (estimated at $225,000). The development contract will include $175,000 in the letter of credit and $50,000 in cash at the time of this agreement for the design and bidding of the project. When the City bids the project, the City will reduce the letter of credit by $175,000 and require the developer to provide cash escrow based on the final bid amount. •The current plan eliminates the need for watermain looping along Hackamore Road as originally anticipated in the EAW/feasibility study. •The developer shall provide to the City cash in the amount of $25,000 to prepare a FEMA Map Amendment for the northwest part of the site. The FEMA mapping information will be formally submitted with the northern portion of the site once the necessary infrastructure and grading is completed to meet the FEMA thresholds for submittal. b.The developer agrees to pay the City the cost of these improvements as outlined above. The City will notify the developer of required reimbursement under this paragraph for design and construction of such improvements. The costs to be reimbursed include the actual cost to the City for construction of the improvements plus the allocation of the engineering, legal, administrative and other similar costs of the project based on the relative construction costs of the improvements. The developer reserves the right to be refunded for any unused portion of the estimated cost versus the actual cost of each improvement. 10.CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 11.PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: •Minnesota Department of Health for Watermains •NPDES Permits •MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal •DNR for Dewatering and Work in Protected Waters •City of Corcoran for Building Permits and Building Demolition •MCES for Sanitary Sewer Connections 12.TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2025, with the exception of the final wear course of asphalt on streets. The City will not accept new public streets in the 7th Addition until the conditions of this agreement are met, including 80% of the homes in the 7th Addition have received a certificate of occupancy and the streets -5 – have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 13.LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14.CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 15.GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 16.EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 17.STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 18.OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: •Record Drawings -6 – •Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. •The warranty/performance financial guarantee 19.PARK DEDICATION. The Developer shall dedicate to the City the park as shown on the preliminary plat. The Developer shall also dedicate to the City the trail easements identified on the preliminary plat, except as modified by the approving resolutions and construct all trails as shown on the plans. The developer shall construct the bituminous trails in the subdivision and shall work with the city on the final location within the public park. No credit shall be given for trail construction. Credit shall be given for the net area of the park land and trail easement area. The remainder of the required park dedication shall be satisfied with cash-in-lieu of land. Park dedication shall be obtained based on the phase being platted. Tavera 7thAddition will dedicate a 0.74-acre trail easement and will provide cash-in-lieu of land at outlined in the September 26, 2024 staff report. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements for this phase by a cash contribution of $471,677.53. The charge was calculated in accordance with Section 955 of the City’s Subdivision Ordinance. 20.WATERMAIN / STORAGE TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a watermain/storage trunk line area charge (TLAC). The charge is calculated as follows: •35.82 net acres (based on pre-developable area) $9,318.44 per acre (Watermain & Raw Water TLAC) = $333,786.52 •35.82 net acres (based on pre-developable area) x $12,608.05 per acre (Treatment & Storage TLAC) = $451,620.35 •Future phases shall be cash with the final plat for each future phase subject to the then-current rates. 21.WATER CONNECTION CHARGE. This plat is subject to a water connection charge calculated as follows: 100 single family units (60 villas and 40 twin homes) x $1,332.82 per unit =$133,282.00. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. The developer will be responsible for payment of the then-current water connection charge set by the City of Maple Grove. 22.SANITARY SEWER TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a sanitary sewer trunk line area charge (TLAC). The charge is calculated as follows: The charge is calculated as follows: 35.82 net acres (based on pre-developable area) x $7,621.91 per acre =$273,016.82. Future phases shall be cash with the final plat for each future phase subject to the then-current rates. The developer will also be responsible for payment of the then-current SAC fee set by the Metropolitan Council. 23.SANITARY SEWER CONNECTION CHARGE. This plat is subject to a sanitary sewer connection charge calculated as follows: 100 single family units (60 villas and 40 twin homes) x -7 – $1,318.40 per unit =$131,840.00. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. 24.CREDIT FOR INFRASTRUCTURE. The Developer is eligible for credit for oversizing of watermain and sanitary sewer where directed by the City. Eligible oversizing credits for onsite improvements will be determined by comparing the City Engineer’s estimated costs for required infrastructure against standard construction project costs developed by the City Engineer for the minimum required line size and depth constructed in similar conditions. For the 7th Addition: Watermain & Raw Water TLAC Credits due = $88,135. Credits shall be applied as follows: $333,786.52 -$88,135 = 245,651.52. Sanitary Sewer TLAC Credits due = $572,726. Credits shall be applied as follows: $273,016.82 - $572,726 = (299,709.18) 25.BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A.Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B.Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a model home permit. One model home will be allowed per product type (single family, twin home, townhome, etc.) per development and shall be on lots acceptable to the City. C.No sewer and water connection permits may be issued until the utilities are tested and approved by the City Engineer. D.The Developer shall comply with the City of Corcoran Engineering Design Standards. E.Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. F.Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. G.If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. -8 – H.Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. 26.STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary, as determined by the City Engineer. 27.STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance, the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 28.RESPONSIBILITY FOR COSTS. A.Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B.The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C.The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D.The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E.The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right -9 – to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. F.In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 29.SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A.Compliance with the conditions of the original approvals, PUD Amendments, including the PUD Final Development Plan (Resolution 2024-106) and Final Plat approval (Resolution 2024- 107)is required. B.Before the City signs the final plat, the Developer shall convey the Park to the City by warranty deed, free and clear of any and all encumbrances. Before the City signs the final plat, the developer shall convey the required trail easements to the City in a form satisfactory to the City. C.The Developer shall post a $10,000.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 100 lots at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. D.The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. E.The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 30.MISCELLANEOUS. A.The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B.Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following -10 – construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C.Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D.Third parties shall have no recourse against the City under this Contract. E.If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F.The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G.This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. H.Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I.The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J.The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K.The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. -11 – L.All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. M.Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N.Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O.The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 31.DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 32.WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit or performance bond for twenty-five percent (25%) of the amount of the original cost of the improvements. A.The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B.The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C.The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D.The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design -12 – landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. 33.SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $6,811,811.17, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. -13 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $1,096,370.95 $1,096,370.95 Watermain System $175,000.00 $647,944.00 $822,944.00 Stormwater System $1,244,384.10 $ 1,244,384.10 Street Construction $325,000.00 $1,093,383.35 $1,418,383.35 Street Lighting $1,641,037.20 $1,641,037.20 Grading/Erosion Control $ - Landscaping/Tree Preservation $87,000.00 $ 87,000.00 Wetland Buffer Establishment $19,950.00 $19,950.00 Installing Wetland Buffer Monuments* $4,200.00 $4,200.00 Setting Iron Monuments 10,000.00 $10,000.00 SUB-TOTAL: $500,000.00 $5,844,269.60 $6,344,269.60 City Design, Inspection and Administration (8%) $467,541.57 $467,541.57 Total: $500,000.00 $6,311,811.17 $6,811,811.17 Total Project Cost $6,811,811.17 (1)Public Improvement/City Project. City to own and maintain after development complete. (2)Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. -14 – 34.INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: A.Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B.Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C.Worker’s compensation insurance, with statutory coverage, if applicable. D.Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. -15 – 35.SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Water Supply Trunk line area charge –M&R (TLAC) $ 245,651.52 Water Supply Trunk line area charge – T&S (TLAC) $ 451,620.35 Sanitary Sewer Trunk line area charge (TLAC) CREDIT $ (299,709.18) Park Dedication $ 471,677.53 Engineering Escrow - Old Settlers and Horseshoe Streets $ 50,000.00 Engineering Design Escrow - Horseshoe Watermain $ 50,000.00 FEMA Map Amendment Escrow $ 25,000.00 Engineering Escrow $ 75,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ 1,069,240.22 36.NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: Joe Jablonski U.S. Home, LLC DBA Lennar16355 36th Ave. N. Suite 100 Plymouth, MN, 55446 Notices to the City shall be in writing and shall be either hand delivered to the City Administrator or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 EXHIBIT A (the “Subject Property”) Lots 1 through 14, Block 1, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 10, Block 2, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 9, Block 3, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 7, Block 4, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 16, Block 5, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 5, Block 6, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 21, Block 7, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 15, Block 8, Tavera 7th Addition, Hennepin County, Minnesota. Lots 1 through 3, Block 9, Tavera 7th Addition, Hennepin County, Minnesota. Outlots A through F, Tavera 7th Addition, Hennepin County, Minnesota. FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 Hennepin County Property Map Date: 9/19/2024 Comments:PARCEL ID: 3511923240007 OWNER NAME: U S Home Corporation PARCEL ADDRESS: 52 Address Unassigned,Corcoran MN 00000 PARCEL AREA: 43.9 acres, 1,912,494 sq ft A-T-B: Abstract SALE PRICE: $17,991,247 SALE DATE: 05/2024 SALE CODE: Excluded From Ratio Studies ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $831,000 TAX TOTAL: $7,736.46 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $868,100 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 1:9,600 Attachment Item 6x4. Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, City Engineer Steve Hegland, PE Project: Tavera 7th Date: September 17, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Final Plat – Tavera 7 dated July 17, 2024 2. Landscape Plan – Tavera 7 dated July 17, 2024 3. PUD & Utility Plan – Tavera 7 dated July 17, 2024 4. Tavera Phase 2 Grading Plan Rev. 19 dated July 17, 2024 5. Utility Plan – Rev 00 – Tavera 7 dated July 17, 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. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 3. Update standard details to more recent version available on the City website. Plat: 1. Include notes on both plat and plan sheets for Outlots C, D, E, & F that the entirety of these outlots is encompassed by drainage and utility easements. 2. A trail easement shall be reviewed with the final plans to ensure the trail is adequately encompassed in a trail easement. Erosion Control/SWPPP 1. Provide the most up to date SWPPP for this addition. 2. Show erosion control blanket on 3:1 slopes on Outlots E & F adjacent to Wetlands T & T SW. Transportation 1. B618 typical along greenspace areas. Show B618 curb: a. Zenwood STA 17+00-26+75 east side b. 68 th PL STA 0+00-1+50 both sides c. Zenwood 14+00-19+00 west side Attachment Item 6x5. September 17, 2024 Tavera 7th Addition Kevin Mattson, PE Public Works Director Page 2 of 3 2.No Parking sign on 68th PL at STA 1+00 to be on opposite side of street as the sidewalk. 3.Add street light at the intersection of Horseshoe Trail and Zenwood Lane. 4.On the intersection details, provide details on the design of the ADA landings and not just the cross slope of the roadways. Design details shall include spot elevations and slope of landings and any slopes adjacent to landings. Site Plans 1.Street lighting locations shall be reviewed by public safety and final lighting locations shall be determined at the time of permitting. Grading /Stormwater 1.Add additional spot elevations to the grading plan at NW corner of Horseshoe Trail and Zenwood Lane to clarify where drainage will go from roadway. 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.Update street name to “Zenwood Lane” on sheet 2.02 of the grading plan. 4.Block 7 Lots 9-21: provide additional spot elevations to demonstrate that a minimum of 2% grade is achieved between street and the back of the lots. 5.Update sidewalk and grading at Horseshoe Trail intersection to reflect current layout from utility plan. 6.Label contours and confirm north slope of Pond 900 ties into existing surface. Top of berm appears to end and does not show proposed grading on backslope. 7.Confirm that OCS 900 discharges freely into wetland and that outlet isn’t submerged. The profile of the existing contours shows it may be submerged but no proposed conditions are shown. Additional spot elevations may be necessary or modifying discharge location of outlet to ensure free discharge. 8.Consolidate Block 3 Lots 4-9 draintile cleanouts in one line and route to wetland with a concrete headwall outlet. Consolidate Block 6 Lots 5-4 in a pipe in rear yards and discharge to wetland with a concrete headwall. 9.Remove street drain tile clean out: o Between CBMH 9009 and 9007 o Between CBMH 9061 and 9051 o Between CBMH 8005 and 8006 10.Final irrigation plans for the development shall be submitted to document the complete irrigation system and ensure the development irrigation system meets the stormwater requirements as approved with the Tavera development plan. Watermain/Sanitary Sewer 1.Include note about size of water service pipe for residential vs. multifamily/townhome units. 1.5” service typical for multifamily/townhome units. 2.It is anticipated that Corcoran requirements for water services will be changing from copper to HDPE pipe. Material to be confirmed prior to construction. 3.Provide additional information regarding configuration of irrigation service for removed portion of Detail WAT-9. 4.Call out cross in plan view at Zenwood/68th PL intersection. September 17, 2024 Tavera 7th Addition Kevin Mattson, PE Public Works Director Page 3 of 3 5.Move the valve at the northern connection of Zenwood Lane from the greenspace to the road. The line was put in and tested with the 6th addition, so we will have the line tested to the valve installed east of the large wetland. 6.Extend 69th PL watermain stub to property line. 7.Water services for lots 13-15 block 8 should be lowered to run under the storm sewer to be run into the properties along side the sanitary sewer services. 8.Add bends so watermain at Horseshoe Trail is out of the paved roadway. 9.Remove the valve on west side of 68th Place and Zenwood Lane. End of Comments Sh e e t Description Sketch for:1 o f 2 c 2015 Pioneer Engineering, P.A. LENNAR CORPORATIONCIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.com Fax: 681-9488 Cad File: 119128-Trail Easement.dwg Date: 6-25-24 Folder #: 8888 Drawn by: JRN Sheet De s c r i p t i o n S k e t c h f o r : 2 of 2 c 20 1 5 P i o n e e r E n g i n e e r i n g , P . A . CI V I L E N G I N E E R S LA N D P L A N N E R S LA N D S U R V E Y O R S LA N D S C A P E A R C H I T E C T S 24 2 2 E n t e r p r i s e D r i v e Me n d o t a H e i g h t s , M N 5 5 1 2 0 (6 5 1 ) 6 8 1 - 1 9 1 4 ww w . p i o n e e r e n g . c o m Fa x : 6 8 1 - 9 4 8 8 LE N N A R C O R P O R A T I O N Ca d F i l e : 11 9 1 2 8 - T r a i l Ea s e m e n t . d w g Da t e : 6 - 2 5 - 2 4 Fo l d e r # : 88 8 8 Dr a w n b y : JR N PROPOSED DESCRIPTION FOR TRAIL EASEMENT A 20.00 foot wide easement for trail purposes lying over, under and across Outlot A, TAVERA 6TH ADDITION and Outlot B TAVERA 7TH ADDITION, according to the recorded plats thereof, Hennepin County, Minnesota, the centerline is described as follows: Commencing at the most northerly corner of Lot 9, Block 3, said TAVERA 7TH ADDITION, thence South 47 degrees 44 minutes 51 seconds east, assumed bearing along the northeasterly line thereof, 61.29 feet to the most easterly corner of said Lot 9; thence North 42 degrees 15 minutes 09 seconds East, 10.00 feet to the point of beginning; thence North 47 degrees 44 minutes 51 seconds West, 61.95 feet; thence North 55 degrees 20 minutes 34 seconds West, 73.73 feet; thence North 63 degrees 19 minutes 10 seconds West, 73.83 feet; thence North 72 degrees 32 minutes 34 seconds West, 86.94 feet; thence North 82 degrees 31 minutes 30 seconds West, 86.94 feet; thence South 88 degrees 15 minutes 06 seconds West, 73.87 feet; thence South 79 degrees 47 minutes 14 seconds West 73.44 feet; thence South 75 degrees 29 minutes 02 seconds West, 27.48 feet; thence northwesterly 50.64 feet along a tangential curve concave to the north, radius 50.00 feet, central angle 58 degrees 01 minutes 57 seconds; thence North 46 degrees 29 minutes 01 seconds West, tangent to last said curve, 21.35 feet; thence northerly 76.70 feet along a tangential curve concave to the east, radius 65.00 feet, central angle 67 degrees 36 minutes 38 seconds; thence North 21 degrees 07 minutes 37 seconds East, tangent to last said curve, 104.83 feet; thence North 28 degrees 24 minutes 03 seconds East, 18.56 feet; thence northeasterly 40.84 feet along a tangential curve concave to the southeast, radius 50.00 feet, central angle 46 degrees 48 minutes 09 seconds; thence northeasterly 122.60 feet along a reverse curve, radius 85.28 feet, central angle 82 degrees 22 minutes 09 seconds; thence northwesterly 45.31 feet along a compound curve, radius 153.85 feet, central angle 16 degrees 52 minutes 25 seconds; thence northerly 40.35 feet along a reverse curve, radius 100.00 feet, central angle 23 degrees 07 minutes 11 seconds; thence North 00 degrees 55 minutes 10 seconds West, tangent to last said curve, 31.26 feet; thence northwesterly 18.98 feet along a tangential curve concave to the west, radius 100.00 feet, central angle 10 degrees 52 minutes 29 seconds; thence North 13 degrees 17 minutes 45 seconds West, tangent to last said curve, 108.06 feet; thence northwesterly 21.17 feet along a tangential curve concave to the southwest, radius of 100.00 feet, central angle 12 degrees 07 minutes 43 seconds; thence northerly 26.51 feet along a reverse curve, radius 100.00 feet, central angle of 15 degrees 11 minutes 27 seconds; thence northwesterly 87.68 feet along a compound curve, radius 1173.32 feet, central angle 04 degrees 16 minutes 53 seconds; thence northwesterly 100.00 feet along a reverse curve, radius 66.91 feet, central angle 85 degrees 37 minutes 57 seconds; thence westerly 115.20 feet along a reverse curve, radius 1000.00 feet, central angle 06 degrees 36 minutes 01 seconds; thence North 84 degrees 59 minutes 04 seconds West, tangent to last said curve, 26.60 feet; thence westerly 27.71 feet along a tangential curve concave to the south, radius 733.00 feet, central angle 02 degrees 09 minutes 58 seconds; thence westerly 16.50 feet along a compound curve, radius 25.00 feet, central angle 37 degrees 49 minutes 29 seconds and there terminating. The sidelines of said easement shall be prolonged or shortened to terminate on the east line of Zenwood Lane as delineated and dedicated on said TAVERA 7TH ADDITION. 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 35OFTAVERA PHASE 2 GRADING CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 04-19-2022 PJC/BNM PDS Name Reg. No.Date Revisions1. 05-06-2022 City Comments 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 19860 04-19-2022 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 06-29-2022 City Comments3. 08-01-2022 Watershed Comments4. 08-11-2022 City Comments5. 08-24-2022 City Comments 6. 09-01-2022 City Comments7. 09-21-2022 Construction Set8. 11-09-2022 Outlot E Trail Grades9. 11-30-2022 Blk 8 Rear Yard Grades10. 01-20-2023 City Comments11. 02-24-2023 Adjust Lots 467-507 12. 03-06-2023 Adjust West Area Grades13. 09-14-2023 Adjust Lots 467-507 14. 11-17-2023 6th Addition15. 02-05-2024 City Comments 16. 04-05-2024 City Comments17. 04-16-2024 Phase 2 Grading As-Built Ponds 18. 05-08-2024 City Comments19. 07-12-2024 7th Addition 02-ENG-119128-SHEET-GRAD 2.04GRADING 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 35OFTAVERA PHASE 2 GRADING CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 04-19-2022 PJC/BNM PDS Name Reg. No.Date Revisions1. 05-06-2022 City Comments 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 19860 04-19-2022 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 06-29-2022 City Comments3. 08-01-2022 Watershed Comments4. 08-11-2022 City Comments5. 08-24-2022 City Comments 6. 09-01-2022 City Comments7. 09-21-2022 Construction Set8. 11-09-2022 Outlot E Trail Grades9. 11-30-2022 Blk 8 Rear Yard Grades10. 01-20-2023 City Comments11. 02-24-2023 Adjust Lots 467-507 12. 03-06-2023 Adjust West Area Grades13. 09-14-2023 Adjust Lots 467-507 14. 11-17-2023 6th Addition15. 02-05-2024 City Comments 16. 04-05-2024 City Comments17. 04-16-2024 Phase 2 Grading As-Built Ponds 18. 05-08-2024 City Comments19. 07-12-2024 7th Addition 02-ENG-119128-SHEET-GRAD 2.05GRADING 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 35OFTAVERA PHASE 2 GRADING CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 04-19-2022 PJC/BNM PDS Name Reg. No.Date Revisions1. 05-06-2022 City Comments 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 19860 04-19-2022 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 06-29-2022 City Comments3. 08-01-2022 Watershed Comments4. 08-11-2022 City Comments5. 08-24-2022 City Comments 6. 09-01-2022 City Comments7. 09-21-2022 Construction Set8. 11-09-2022 Outlot E Trail Grades9. 11-30-2022 Blk 8 Rear Yard Grades10. 01-20-2023 City Comments11. 02-24-2023 Adjust Lots 467-507 12. 03-06-2023 Adjust West Area Grades13. 09-14-2023 Adjust Lots 467-507 14. 11-17-2023 6th Addition15. 02-05-2024 City Comments 16. 04-05-2024 City Comments17. 04-16-2024 Phase 2 Grading As-Built Ponds 18. 05-08-2024 City Comments19. 07-12-2024 7th Addition 02-ENG-119128-SHEET-GRAD 2.06GRADING PLAN CSAH 50 W Co r c o r a n T r E C o r c o r a n Tr C S A H 1 0 CSAH 50 Eag l e Ridge R d Tr a i l H a v e n R d Ka l k R d Larkin Rd Larkin Rd Larkin Rd Larkin Rd Ka l k R d Cates Lon g horn Rd Horseshoe Tr Horseshoe Tr Trail Ln Valley V i e w RdEl m S t Tr a i l L n Sn y d e r R d O l d S e t t l e r s R d t t e r w o r t h L n O l d S e t t l e r s R d Ol d S e t t l e r s R d 70th Ave N Bu Bluebell Tr NArrow h e a d D r Bluestem Rd N Summerhill Ln Summerhill Ln BluestemRd N Mo h a w k D r Lost Horse Rd Katrinka Rd S e t t l e r s Rd S e t t l e r s Ct Me d i n a Lake Dr F o x b e r r y D r Pi n t o D r Hackamore Rd Hackamore Rd H a c k a m o r e C i r Elm R i d g e C i r 63rd Ave N Hu n t e r R d Hu n t e r Ln Pa r k Tr a i l D r 66th A v e N Gl e a s o n R d Gle a s o n P k w y Elderberry Ct Prairie S a g e L n Ln L u p i n e Bl u e s t e m L n Stee p l e L n Gol d e n r o d T r l B e r g Dr C a l a m u s C i r Primrose L n a m o t So r r e l C t Annabelle Ln Ca r r i a g e Wa y Pad d o c k Ln 66thAve N Ce d a r L n N B i r d i e P a t h L a r k s p u r r Ln Larksp u r r Ct CS A H 1 0 1 CS A H 1 0 1 Br o c k t o n L n N Fi r L n N CSAH 10 74th Ave N 75th Ave N CSA H 1 0 Ma p l e H i l l R d 75th Ave NCo m m e r c e S t W Commerce St E Co m m e r c e S t A u g e r Ave CSAH 50 CR - 1 1 6 CR - 1 1 6 Abilen e L n Bu c k s k i n T r C i m a r r o n C i r Bl u e B o n n e t D r Ol d S t u r b r i d g e D r Olde Sturbridge Rd PLYMOUTH MEDINA CORCORAN Fieldstone Ve g a b o n d Ct N 63rd Pl N Blvd 68th Ave N Troy L n Bass Lak e R d Hacka m o r e R d 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-COVR-PUD 0.01COVER SHEET LEGEND SHEETCOVER SHEETSHEET INDEX0.010.02 TAVERA PUD & MASTER UTILITY PLAN CORCORAN, MINNESOTA R WETLAND BUFFER PLAN5.01-5.06 4.01-4.02 WETLAND IMPACT3.01-3.05 SITE PLAN EXISTING CONDITIONS1.01-1.02 OVERALL STORM SEWER PLAN7.01-7.05 6.01-6.06 OVERALL SANITARY & WATERMAIN PLAN 2.01-2.06 PRELIMINARY PLAT TREE PRESERVATION PLANT1-T7 STORM SEWER OCS DETAILS7.06-7.07 TREE EASEMENT LOCATIONST8 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions 1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan 3. 01-29-2021 City Comments 4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments 7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition 11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-LGND-PUD 0.02LEGEND c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions 1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 01-ENG-119128-EX-COND.DWG 2. 11-9-2020 Add Demo Plan 3. 01-29-2021 City Comments 4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments 7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition 11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition 1.01EXISTING CONDITIONS c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions 1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 01-ENG-119128-EX-COND.DWG 2. 11-9-2020 Add Demo Plan 3. 01-29-2021 City Comments 4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments 7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition 11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition 1.02EXISTING CONDITIONS c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.01 c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.02 c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.03 c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.04 c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.05 c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.06 7TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-SITE-PUD 3.01SITE PLAN 7TH ADDITION 6TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-SITE-PUD 3.02SITE PLAN 1ST ADDITION 4TH ADDITION 4TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-SITE-PUD 3.03SITE PLAN 1ST ADDITION 2ND ADDITION 3RD ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-SITE-PUD 3.04SITE PLAN 2ND ADDITION 3RD ADDITION 5TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-SITE-PUD 3.05SITE PLAN WETLAND SITE HACKAMORE NAME IMPACT AREA (SF)IMPACT AREA (SF) WETLAND A 25,252 NA WETLAND C 8,320 NA WETLAND D 14,600 NA WETLAND E 10,863 NA WETLAND H 1,718 NA WETLAND I 25,710 NA WETLAND J 397 NA WETLAND K 230 268 WETLAND L 5,283 NA WETLAND M NA 11,175 WETLAND N 15,411 NA WETLAND O 2,818 NA WETLAND P NA 3,168 WETLAND T 6,127 NA WETLAND U 23,239 NA WETLAND V 6,369 NA WETLAND X 903 NA WETLAND Y 2,666 NA TOTAL 150,580 14,611 WATERBODY IMPACT IMPACT IMPACT NAME AREA (SF)LENGTH (LF) 1 701 131 2 1,800 235 3 688 344 4 396 198 5 212 106 TOTAL 3,797 1,014 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-IMPACT 4.01WETLAND IMPACT WETLAND SITE HACKAMORE NAME IMPACT AREA (SF)IMPACT AREA (SF) WETLAND A 25,252 NA WETLAND C 8,320 NA WETLAND D 14,600 NA WETLAND E 10,863 NA WETLAND H 1,718 NA WETLAND I 25,710 NA WETLAND J 397 NA WETLAND K 230 268 WETLAND L 5,283 NA WETLAND M NA 11,175 WETLAND N 15,411 NA WETLAND O 2,818 NA WETLAND P NA 3,168 WETLAND T 6,127 NA WETLAND U 23,239 NA WETLAND V 6,369 NA WETLAND X 903 NA WETLAND Y 2,666 NA TOTAL 150,580 14,611 WATERBODY IMPACT IMPACT IMPACT NAME AREA (SF)LENGTH (LF) 1 701 131 2 1,800 235 3 688 344 4 396 198 5 212 106 TOTAL 3,797 1,014 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-IMPACT 4.02WETLAND IMPACT WETLAND REQUIRED AVERAGE PROVIDED BUFFER NAME BUFFER AREA (S.F.)AREA (S.F.) WETLAND B 160,550 186,028 WETLAND C 122,146 133,151 WETLAND E 91,755 98,567 WETLAND F&G 65,428 66,142 WETLAND I-N 53,026 60,747 WETLAND I-S&L 136,612 138,237 WETLAND J 11,397 13,226 WETLAND K 38,208 49,321 WETLAND M 20,699 21,251 WETLAND N 17,985 20,296 WETLAND O 55,076 71,310 WETLAND P & Q 45,200 50,588 WETLAND R 39,881 59,973 WETLAND S 10,288 13,671 WETLAND T-N 91,571 128,366 WETLAND T-S 21,294 22,621 WETLAND W 6,849 10,820 TOTAL 1,016,867 1,193,762 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-BUFFER 5.01WETLAND BUFFER PLAN WETLAND REQUIRED AVERAGE PROVIDED BUFFER NAME BUFFER AREA (S.F.)AREA (S.F.) WETLAND B 160,550 186,028 WETLAND C 122,146 133,151 WETLAND E 91,755 98,567 WETLAND F&G 65,428 66,142 WETLAND I-N 53,026 60,747 WETLAND I-S&L 136,612 138,237 WETLAND J 11,397 13,226 WETLAND K 38,208 49,321 WETLAND M 20,699 21,251 WETLAND N 17,985 20,296 WETLAND O 55,076 71,310 WETLAND P & Q 45,200 50,588 WETLAND R 39,881 59,973 WETLAND S 10,288 13,671 WETLAND T-N 91,571 128,366 WETLAND T-S 21,294 22,621 WETLAND W 6,849 10,820 TOTAL 1,016,867 1,193,762 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-BUFFER 5.02WETLAND BUFFER PLAN WETLAND REQUIRED AVERAGE PROVIDED BUFFER NAME BUFFER AREA (S.F.)AREA (S.F.) WETLAND B 160,550 186,028 WETLAND C 122,146 133,151 WETLAND E 91,755 98,567 WETLAND F&G 65,428 66,142 WETLAND I-N 53,026 60,747 WETLAND I-S&L 136,612 138,237 WETLAND J 11,397 13,226 WETLAND K 38,208 49,321 WETLAND M 20,699 21,251 WETLAND N 17,985 20,296 WETLAND O 55,076 71,310 WETLAND P & Q 45,200 50,588 WETLAND R 39,881 59,973 WETLAND S 10,288 13,671 WETLAND T-N 91,571 128,366 WETLAND T-S 21,294 22,621 WETLAND W 6,849 10,820 TOTAL 1,016,867 1,193,762 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-BUFFER 5.03WETLAND BUFFER PLAN WETLAND REQUIRED AVERAGE PROVIDED BUFFER NAME BUFFER AREA (S.F.)AREA (S.F.) WETLAND B 160,550 186,028 WETLAND C 122,146 133,151 WETLAND E 91,755 98,567 WETLAND F&G 65,428 66,142 WETLAND I-N 53,026 60,747 WETLAND I-S&L 136,612 138,237 WETLAND J 11,397 13,226 WETLAND K 38,208 49,321 WETLAND M 20,699 21,251 WETLAND N 17,985 20,296 WETLAND O 55,076 71,310 WETLAND P & Q 45,200 50,588 WETLAND R 39,881 59,973 WETLAND S 10,288 13,671 WETLAND T-N 91,571 128,366 WETLAND T-S 21,294 22,621 WETLAND W 6,849 10,820 TOTAL 1,016,867 1,193,762 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-BUFFER 5.04WETLAND BUFFER PLAN WETLAND REQUIRED AVERAGE PROVIDED BUFFER NAME BUFFER AREA (S.F.)AREA (S.F.) WETLAND B 160,550 186,028 WETLAND C 122,146 133,151 WETLAND E 91,755 98,567 WETLAND F&G 65,428 66,142 WETLAND I-N 53,026 60,747 WETLAND I-S&L 136,612 138,237 WETLAND J 11,397 13,226 WETLAND K 38,208 49,321 WETLAND M 20,699 21,251 WETLAND N 17,985 20,296 WETLAND O 55,076 71,310 WETLAND P & Q 45,200 50,588 WETLAND R 39,881 59,973 WETLAND S 10,288 13,671 WETLAND T-N 91,571 128,366 WETLAND T-S 21,294 22,621 WETLAND W 6,849 10,820 TOTAL 1,016,867 1,193,762 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-BUFFER 5.05WETLAND 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition 01-ENG-119128-SHEET-WETL-BUFFER 5.06WETLAND BUFFER PLAN INSET A INSET B INSET C INSET D INSET E 7TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-SSWR 6.01SANITARY SEWER & WATERMAIN MASTER PLAN 7TH ADDITION 6TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-SSWR 6.02SANITARY SEWER & WATERMAIN MASTER PLAN 4TH ADDITION 1ST ADDITION 4TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-SSWR 6.03SANITARY SEWER & WATERMAIN MASTER PLAN 1ST ADDITION 2ND ADDITION 3RD ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-SSWR 6.04SANITARY SEWER & WATERMAIN MASTER PLAN 5TH ADDITION 3RD ADDITION 2ND ADDITION 3RD ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-SSWR 6.05SANITARY SEWER & WATERMAIN MASTER PLAN 2ND ADDITION 3R D A D D I T I O N 3RD ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions 1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan 3. 01-29-2021 City Comments 4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments 7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition 11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-SSWR 6.06SANITARY SEWER & WATERMAIN MASTER PLAN 7TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-STRM 7.01STORM SEWER CONSTRUCTION MASTER PLAN 4TH ADDITION6TH ADDITION 7TH ADDITION 6TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-STRM 7.02STORM SEWER CONSTRUCTION MASTER PLAN 4TH ADDITION 1ST ADDITION 4TH ADDITION6TH ADDITION 4TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-STRM 7.03STORM SEWER CONSTRUCTION MASTER PLAN 4TH ADDITION 1ST ADDITION 2ND ADDITION 4TH ADDITION 4TH ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-STRM 7.04STORM SEWER CONSTRUCTION MASTER PLAN 5TH ADDITION 3RD ADDITION 3RD ADDITION 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments15. 08-11-2022 City Comments16. 08-24-2022 City Comments17. 09-01-2022 City Comments18. 09-20-2022 5th Addition19. 02-15-2023 City Comments20. 03-07-2023 Wetland Buffer Update21. 03-23-2023 NW Drwy Temp. Easement22. 11-17-2023 6th Addition23. 02-05-2024 City Comments24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-STRM 7.05STORM SEWER CONSTRUCTION MASTER 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions 1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan 3. 01-29-2021 City Comments 4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments 7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition 11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-OCS-DTLS 7.06GRADING 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 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions 1. 10-8-2020 Pad Type Change 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 19860 9-11-2020 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 2. 11-9-2020 Add Demo Plan 3. 01-29-2021 City Comments 4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments 7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition 11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition OA-ENG-119128-SHEET-OCS-DTLS 7.07GRADING DETAILS 1 2 3 4 5 67 8 9 10 11 12 13 14 15 16 c 8OFTAVERA CORCORAN, MINNESOTA JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 7-12-2024 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 T1LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 2 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS 12-29-2020 7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION 4 5 12 13 c 8OFTAVERA CORCORAN, MINNESOTA 12-29-2020 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T2LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2 4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION 3 4 12 13 c 8OFTAVERA CORCORAN, MINNESOTA 12-29-2020 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T3LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2 4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION 1 2 11 14 15 c 8OFTAVERA CORCORAN, MINNESOTA 12-29-2020 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T4LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 2 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2 4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION 2 11 15 c 8OFTAVERA CORCORAN, MINNESOTA 12-29-2020 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T5LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 2 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION 2 10 11 15 16 c 8OFTAVERA CORCORAN, MINNESOTA 12-29-2020 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T6LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 2 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION 67 8 9 10 c 8OFTAVERA CORCORAN, MINNESOTA 12-29-2020 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T7LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE PRESERVATION PLAN TREE PRESERVATION NOTES TREE PROTECTION DETAIL 2 3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION c 8OFTAVERA CORCORAN, MINNESOTA 3-19-2021 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2019 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 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 T8LENNAR 16305 36TH AVENUE NORTHPLYMOUTH, MINNESOTA 55446 TREE EASEMENT LOCATIONS3-19-2021 CITY COMMENTS6-11-2021 CITY COMMENTS7-14-2021 UPDATED 2ND ADDITION, NO CHANGES TO TREE PRESERVATION 10-8-2021 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 2-23-2022 UPDATED 3RD ADDITION, NO CHANGES TO TREE PRESERVATION 4-19-2022 UPDATED 4TH ADDITION, MINIMAL CHANGES TO TREE PRESERVATION 6-29-2022 4TH ADDITION CITY COMMENTS, NO CHANGES TO TREE PRESERVATION 9-23-2022 5TH ADDITION NO CHANGES TO TREE PRESERVATION 11-21-2023 6TH ADDITION NO CHANGES TO TREE PRESERVATION 2-5-2024 6TH ADDITION UPDATED NOTE IN 4TH ADDITION AS PER CITY COMMENT 7-12-2024 7-12-2024 7TH ADDITION NO CHANGES TO TREE PRESERVATION c OFTAVERA 7TH ADDITION CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 07-12-2024Name Reg. No.Date Revisions 1. XX-XX-2024 XXXXXXX Date Designed Drawn 2024 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS PLYMOUTH, MINNESOTA 55446 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 07-PLAN-119128-SHEET-LAND.DWG 1LANDSCAPE PLANJLT L1 JLT7-12-2024 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 1ST ADDITION 2ND ADDITION 3RD ADDITION 5T H A D D I T I O N 7TH ADDITION 4TH ADDITION 6TH ADDITION 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 1OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 02-05-24 PJC/BNM MBG Name Reg. No.Date Revisions1. XX-XX-XXXX City Comments Date Designed Drawn 2020 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 02-05-2024 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 00-ENG-119128-SHEET-PHASE-EXBT 1PHASING PLAN c 36OFTAVERA CORCORAN, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 9-11-2020 PJC/BNM MPC Name Reg. No.Date Revisions1. 10-8-2020 Pad Type Change 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 9-11-2020 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson 00-SURV-119128-PREPLAT 2-22-22.DWG 2. 11-9-2020 Add Demo Plan3. 01-29-2021 City Comments4. 04-09-2021 City Comments 5. 05-27-2021 City Comments6. 06-11-2021 City Comments7. 07-16-2021 2nd Addition 8. 08-10-2021 Trail L 12 B 1 2nd Add. 9. 09-22-2021 City Comments 10. 09-27-2021 3rd Addition11. 02-23-2022 City Comments12. 05-06-2022 City Comments 13. 05-26-2022 City Comments 14. 06-29-2022 City Comments 15. 08-11-2022 City Comments 16. 08-24-2022 City Comments 17. 09-01-2022 City Comments 18. 09-20-2022 5th Addition 19. 02-15-2023 City Comments 20. 03-07-2023 Wetland Buffer Update 21. 03-23-2023 NW Drwy Temp. Easement 22. 11-17-2023 6th Addition23. 02-05-2024 City Comments 24. 07-12-2024 7th Addition PRELIMINARY PLAT 2.01 STAFF REPORT Agenda Item: 6y. Council Meeting: September 26, 2024 Prepared By: Jay Tobin Topic: Long-Term Financial Management Plan Action Required: Approval Summary The Long-Term Financial Management Plan was first prepared in 2012 and is updated annually, the 2024 update is attached. Tammy Omdal from Northland Securities will present the updated plan and answer questions at the beginning of the Council meeting. The City’s outstanding general obligation bonds are rated as ‘Aa3’ by Moody’s Investors Service. The positive credit strengths for the City include strong financial operations resulting in growing reserves. In 2025, the City anticipates issuance of bonds to finance certain capital improvements to include: • G.O. Equipment Certificates, $2,575,000 to finance equipment and vehicle acquisition payable over 10-year term from tax levy. • G.O. CIP Bonds, $835,000 for new municipal cold storage building payable over 15-year term from tax levy. The final sizing, structuring, and interest rates for bonds will depend on project specifics and market conditions at time of issuance. The amounts shown in the Plan are preliminary and for planning purposes only. The bond issuance sizes include capital acquisition and construction costs, cost of issuance of bonds, and capitalized interest funds, if applicable. The debt service for the new bonds is based on the terms stated above and a estimated average ranging from 3.50% to 4.25% interest rate on the bonds depending on planned term of the bonds. Financial/Budget The City annually budgets for financial planning, and the documents are for planning purposes only. True impacts will be determined through the future decisions of City Council. Options 1. Adopt the Long-Term Financial Management Plan as presented. 2. Amend the Long-Term Financial Management Plan. 3. Send back to staff to further review. Recommendation Adopt the Five-Year Financial Management Plan as presented. Council Action Consider and respond to Long-Term Financial Management Plan as presented. Attachments 1. Long-Term Financial Management Plan 2024 Long-Term Financial Management Plan Draft for Presentation to City Council September 26, 2024 Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, MN 55402 (800) 851-2920 Member FINRA and SIPC Registered with SEC and MSRB Attachment: 6y1. i CONTENTS Letter of Transmittal Introduction and Summary 1Introduction and Summary ............................................................................................................1Revenue Sufficiency ...........................................................................................................................1Rate Calculations ................................................................................................................................3City Tax Rate .................................................................................................................................3Figure 1. - City Tax Levy and Tax Rate ................................................................................3Utility Rates ..................................................................................................................................4Study Approach ..................................................................................................................................4Organization of the Plan .................................................................................................................4TABLE 1 - Property Tax Levy and Tax Rate ................................................................................6TABLE 2 - Projected City Taxes Payable for Example Properties ......................................7CHART 1 - Annual Change in Property Tax Levy and Rate .................................................8CHART 2 - City Tax Capacity (Tax Base) ......................................................................................8CHART 3 - Fund Balance ..................................................................................................................9CHART 4 - Cash Balances ................................................................................................................9CHART 5 - Water Fund Cash Balances ....................................................................................10CHART 6 - Sewer Fund Cash Balances ....................................................................................10CHART 7 - CIP Use of Funds .......................................................................................................11CHART 8 - CIP Source of Funds .................................................................................................11 Background 12Summary .............................................................................................................................................12TABLE 3 - Customer Units and Water Volume Sold ...........................................................13CHART 9 - New Construction and Connection to Municipal Utilities .........................15CHART 10 - Acres of Land Platted ............................................................................................15 Capital Improvement Plan and Debt 16Overview of Plan ..............................................................................................................................16Equipment and Vehicles .......................................................................................................16Water Improvements .............................................................................................................16Sewer Improvements .............................................................................................................16Street Improvements .............................................................................................................16Facility and Parks .....................................................................................................................16Bond Issuance ...................................................................................................................................17TABLE 4 -Capital Improvement Plan ........................................................................................18 Contents ii Contents TABLE 5 - Debt Service ..................................................................................................................21TABLE 6 - Bonds Outstanding ....................................................................................................22CHART 11 - CIP Use of Funds .....................................................................................................23CHART 12 - CIP Source of Funds ...............................................................................................23CHART 13 - Annual Debt Service ..............................................................................................24CHART 14 - Bonds Outstanding ................................................................................................24CHART 15 - Debt Outstanding by Type ..................................................................................25CHART 16 - Bonds Outstanding Existing and New ............................................................25 Financial Plans 26Background ........................................................................................................................................26Summary of Key Factors and Assumptions ...........................................................................26Total Governmental Funds Combined ....................................................................................28CHART 17 - Total Sources and Uses of Funds ................................................................29CHART 18 - Cash Balance and Fund Balance .................................................................29TABLE 7 - Finance Plan ............................................................................................................30General Fund Financial Plan ........................................................................................................31Figure 2 - Tax Levy Revenue ..................................................................................................31CHART 19 - Cash Balance and Fund Balance .................................................................33CHART 20 - Source and Use of Funds ...............................................................................33CHART 21 - % Change in Source and Use of Funds ....................................................33CHART 22 - Use of Funds by purpose ..............................................................................33TABLE 8 - Finance Plan ............................................................................................................34Debt Service Funds Financial Plan ............................................................................................35CHART 23 - Cash Balance and Fund Balance .................................................................36CHART 24 - Source and Use of Funds ...............................................................................36CHART 25 - % Change in Source and Use of Funds ....................................................36CHART 26 - Use of Funds by purpose ..............................................................................36TABLE 9 - Finance Plan ............................................................................................................37Special Revenue Funds Financial Plan .....................................................................................38TABLE 10 - Finance Plan .........................................................................................................39Capital Projects Funds Financial Plan ......................................................................................40TABLE 11 - Finance Plan .........................................................................................................41Park Capital Fund ............................................................................................................................42TABLE 12 - Finance Plan .........................................................................................................43Capital Equipment Fund Financial Plan ..................................................................................44TABLE 13 - Finance Plan .........................................................................................................45Capital Facilities Fund ....................................................................................................................46TABLE 14 - Finance Plan .........................................................................................................47 iii Water Fund Financial Plan ............................................................................................................48CHART 27 - Cash Balance by Purpose ..............................................................................50CHART 28 - Ending Unrestricted Net Assets ..................................................................50CHART 29 - Revenue and Expense .....................................................................................50CHART 30 - Customers and Volume ..................................................................................50TABLE 15 - Finance Plan .........................................................................................................51TABLE 16 - Projected Water Revenues ..............................................................................53TABLE 17 - Cash Balances ......................................................................................................56Sewer Fund Financial Plan ...........................................................................................................57CHART 31 - Cash Balance by Purpose ..............................................................................59CHART 32 - Ending Unrestricted Net Assets ..................................................................59CHART 33 - Revenue and Expense .....................................................................................59CHART 34 - Customers and Volume ..................................................................................59TABLE 18 - Finance Plan .........................................................................................................60TABLE 19 - Projected Water Revenues ..............................................................................62TABLE 20 - Cash Balances ......................................................................................................64Storm Water Fund Financial Plan ..............................................................................................65TABLE 21 - Finance Plan .........................................................................................................66 Appendices 67Appendix A - Utility Rate Schedule ..........................................................................................67Appendix B - Property Tax Levy Planned for Debt Service..............................................70 iv September 26, 2024 Jay Tobin City Administrator City of Corcoran, MN 8200 Co. Rd. 116 Corcoran, MN 55340 RE: City of Corcoran Long-Term Financial Management Plan Dear Jay: Northland is pleased to present the City of Corcoran with the 2024 Long-Term Financial Management Plan (the “Plan”). The Plan is intended to help inform decisions on property tax and enterprise fee policy decisions, among other financial plans. The Plan provides information to inform decisions both in the near term, and long-term, as near-term decisions often have long-term implications. The Plan was developed working closely with city staff. Northland appreciates the opportunity to provide service to the City. Sincerely, NORTHLAND SECURITIES, INC. Tammy Omdal Managing Director 150 South Fifth Street, Suite 3300, Minneapolis, MN 55402 Main: (612) 851-5900 / Direct: (612) 851-4964 / Email: tomdal@northlandsecurities.com / jgreen@northlandsecurities.com Member FINRA and SIPC | Registered with SEC and MSRB 1 Introduction and SummaryINTRODUCTION AND SUMMARY The Financial Management Plan (the “Plan”) offers a guide for the on-going financial management of the City of Corcoran (the “City”). The Plan was first prepared in year 2012 and has been updated annually. The Plan contains proposed strategies and identification of key factors and objectives to monitor with respect to future financial performance. Information is included on estimated future property tax levies and municipal fees and charges necessary to fund planned city services, capital improvement plans, and debt service. The objectives of the study for the Plan are as follows: • Revenue Sufficiency - Develop and populate a forecasting model that will determine the level of revenue needed to satisfy general government and utility enterprises operations, capital improvements, and debt service while maintaining adequate reserves for future service and capital needs. • Rate Calculations - Model projected tax capacity tax rates for the City and proposed municipal utility rates and structure for billing water and sewer services (the “Utilities”) to meet revenue sufficiency objectives. The Plan includes anticipated capital improvements for years 2024-2033 (the “CIP”). Estimates were prepared by the City as to cost and timing of projects. While the specific timing of future improvements can be uncertain, awareness of the funding demands for projects is important when considering tax levies, rates for fees and charges, and reserves for future capital. Future development will provide increased revenue from charge for services and tax revenue. This includes increased revenue to the Utilities, with revenue from both development fees and usage fees. Development provides increased tax capacity and potential for increase in property tax revenue to pay for services. The rate of future development and addition of taxpayers and customers of the Utilities has been and continues to be a significant variable for the Plan. The City should continue to monitor actual development that occurs against the anticipated rate of development assumed in the Plan. The rate of development will impact the projected revenues and timing of collection included in the Plan. Information on the projected housing units to be added is included later in the Plan. Revenue Sufficiency The Study evaluated the sufficiency of revenues to meet current and projected financial requirements over future years for the various accounting “Funds” the City maintains. The Plan determines the tax levies and rates necessary in each year of the projection period to provide revenue sufficiency. Governmental Funds The City has an adopted policy to maintain a minimum balance in the General Fund equivalent to 35% of annual expenditures. The City evaluates ending fund balances at year-end and makes decisions on the level of funds that is needed and appropriate, which may be greater than the minimum of 35%. The Plan provides for the General Fund fund balance to be at the minimum 35% level. The City desires to manage its budget so that growth in net tax capacity from new development will 2 Introduction and Summary provide revenue sufficiency for the City to maintain an approximate constant tax rate. Achieving a constant city tax rate (equal to the net tax capacity rate for tax year 2024) may be challenging for the City given the demands for expanded municipal services to support the growth that is rapidly occurring within the City. Enterprise Funds For purposes of the Plan, the revenue objective for the Water Fund and the Sewer Fund focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and other reserve purposes Funding Depreciation for the Utilities The funding of depreciation, or setting aside of funds to replace depreciated infrastructure, is an important element for establishment of sufficient rates for the Utilities. The Study focused on the City’s asset management practices to maintain and expand infrastructure at future estimated costs. Rather than focus on “funding depreciation” we find it is better to gain a strong understanding of the expected future costs and, maybe more importantly, their timing, and plan for replacement of infrastructure and facilities. Using a planned schedule for capital improvements and the incorporation of those plans into the Study does that. Capital improvement plans combined with financial management targets are critical elements that allow for the setting of rates that meet City goals. Financial management targets begin with criteria for evaluating overall financial condition. For instance, do projections show sufficient revenues to cover planned operating and capital improvement expenses? The Utilities must do better than break even, but by how much? The Plan helps to answer these questions by allocating the projected year-end cash balance to defined purposes. The defined purposes include planned capital acquisition and reserves for future capital. The Plan provides a second criteria to evaluate revenue sufficiency for the Utilities. The Plan sets a target (a floor) to maintain an unrestricted net position in the Utility Funds no lower than 50% of the subsequent year’s estimated expenditures. The majority of revenue for municipal utility operations comes from user charges, maintaining an unrestricted net position that is equal to at least 50% of expenditures will help to ensure that sufficient resources are available to fund basic functions between receipts of user charges. The target (or floor) for ending unrestricted net position is meant to be an equivalent of the target for an unrestricted fund balance for the General Fund. Equity is reported as a fund balance in the General Fund and as a net asset within the Water Fund and the Sewer Fund. Fund balance and net assets are the difference between fund assets and liabilities reflected on the balance sheet or statement of net assets. 3 Introduction and SummaryRate Calculations The Study focused on preparing projections for future annual tax capacity rates for the City, and reviewing the rates for the fees and charges of the Utilities. The Study did not include a review and analysis of other fees and charges, only the fees for the Utilities. City Tax Rate Future tax levy increases are projected to be necessary to fund planned expenditures and to maintain adequate cash balances across all City funds. The increase in the City’s tax rate is estimated based on assumptions in the Plan for changes to the City’s tax capacity from growth in the taxable market value of property within the City. The projected City tax levy by year is shown in Figure 1 along with the corresponding estimated City tax rate and respective annual percent changes. Tax Collection Year City Tax Levy Before Adjustments to Achieve Constant Tax Rate Adjustments Needed to Plan to Achieve Constant Tax Rate Adjusted City Tax Levy % Change City Tax Levy City Tax Capacity % Change City Tax Capacity City Tax Rate 2023 7,158,323 - 7,158,323 25.6% 16,251,741 29.8% 0.42122 2024 8,374,256 - 8,374,256 17.0% 18,898,299 16.3% 0.42408 2025 10,106,258 (1,005,145) 9,101,112 8.7% 20,612,248 9.1% 0.42408 2026 11,354,285 (1,328,961) 10,025,324 10.2% 22,567,373 9.5% 0.42830 2027 12,483,000 (1,912,718) 10,570,282 5.4% 23,824,917 5.6% 0.42856 2028 15,512,988 (4,223,471) 11,289,517 6.8% 25,245,382 6.0% 0.43294 2029 15,749,034 (3,430,708) 12,318,326 9.1% 27,648,567 9.5% 0.43252 2030 16,042,915 (2,693,862) 13,349,053 8.4% 29,932,909 8.3% 0.43395 Figure 1. Snapshot of City Tax Levy, Tax Capacity, and Tax Rate as Included in the Plan The key assumptions for the Plan that impact the estimated City tax levy before adjustments to achieve constant tax rate include the following: • Taxable market value within the City, for purpose of the Plan, is projected to increase by approximately 3.0% annually. Based on recent years this is a conservative estimate. Because the Plan is focused on the long-term, the assumption is meant to be conservative. • Fiscal disparities contribution and corresponding distribution of tax revenue are estimated to remain constant (at Pay 2024 amounts) over the planning period. The actual impact of the metro-wide fiscal disparities program varies from year to year. • City will increase the tax levy to support additional planned spending in the General Fund related to growth of the community. Details on the specific items, which includes staff positions, are included in the Finance Plan section for the General Fund. • General fund non-tax revenue is estimated to increase by 2.0% and current expenditures by 3.0%. There are no assumed major changes to non-tax revenue. Based on more recent economic conditions, the 3.0% assumption for expenditures may be low but the focus of the Plan is long-term. • City estimates it will average approximately 330 new housing units annually between 2024-2033. The Plan assumes more rapid growth over the near term. For purposes of estimating market value of property, the average new home is estimated at $500,000 with valuation inflated 3.0% annually. • The Plan assumes an increase in taxable market value from construction of new commercial 4 Introduction and Summary property in the City at approximately $1.0 million per year. This is intended to be a conservative assumption for planning purposes. • The construction of new multi-family housing units in southeast Corcoran is included at 204 units in 2023, 204 units in 2027, and 231 units in 2028 with estimated taxable market value of approximately $175 million to be added between 2026-2031. • For planning purposes, it is assumed the City will issue bonds to finance a new municipal campus/ building in 2026 and 2027 with a preliminary estimated $3.0 million for land acquisition in 2026 and $50 million construction cost in 2027. The Plan anticipates that debt service will be paid from taxes (80%), water revenues (10%) and sewer revenues (10%). The increase to the City’s tax levy beginning in year 2028 is estimated at approximately $3.0 million for payment of debt service for the project. Utility Rates The City currently has a two-part rate structure for charging fees for water and sewer services, comprised of both fixed and variable charges. This structure recovers a portion of system costs in a fixed charge, recognizing that the Utilities have certain fixed costs and customer service costs that are incurred year- round. These fixed costs are incurred regardless of the level of water usage. It is projected that approximately 45% of the Water Fund expenses, including depreciation, are fixed and for the Sewer Fund it is estimated at 30%. The percentages vary somewhat from year to year. Fixed expenses as a percent of total expenses is projected to decrease somewhat over time as the number of customers increase and volume of water usage grows. For usage or metered volume-based rates, based on the results of the study, there are no recommended changes in the structure. As the number of customers increases potential changes to the structure may be needed. The Plan anticipates the City adopts planned increases to rates for water and sewer services as proposed in the Plan. This includes increasing the water and sewer services fees. Appendix A includes the proposed utility rates by year as assumed for the Plan. Study Approach The following steps were taken as part of the study for the Plan: • City provided historical financial data along with current budget plans and capital improvement plans. • City provided the assumptions for future residential units to be constructed and connected to the Utilities. • Information provided by the City was organized, analyzed, and used to support the development of the Plan. The prior year data included in the Plan is reconciled with the City’s audited financial statements for year 2022 and 2023. Organization of Plan The Plan is organized into five sections: 1. Introduction and Summary provides information on revenue sufficiency and rate calculations. 2. Background provides historical and statistical context for the Utilities. 5 Introduction and Summary 3. CIP and Debt provides information on plans for equipment, facilities, and maintaining and expanding the water and sewer systems. This includes estimates on project costs, timing, and sources of funds. Information on outstanding debt obligation and debt service is included. 4. Financial Plans provides the financial plans (pro forma) for the City funds. The financial plans include historical, current, and projected sources and uses of funds and estimated ending cash balances. Financial plans take into account capital improvement plans, both existing and planned debt issuance, and proposed rates. 5. Appendices provide additional data and graphics. 6 Introduction and SummaryTABLE 1 2023 2024 2025 2026 2027 2028 2029 2030 Property Tax Levy by Payable Year General Fund 6,354,020 7,187,648 8,921,330 9,808,223 10,721,408 10,824,152 11,032,608 11,286,799 Equipment Fund - - - - - - - - Facilities Fund - - - - - - - - Debt Service - Equipment 470,544 474,587 472,906 754,438 792,960 904,116 922,752 956,380 Debt Service - Facilities and Parks 333,759 712,021 712,022 791,625 968,633 3,784,720 3,793,674 3,799,737 Total Property Tax Levy before Adjustments 7,158,323 8,374,256 10,106,258 11,354,285 12,483,000 15,512,988 15,749,034 16,042,915 Adjustment needed to Plan to achieve constant rate (1,005,145) (1,424,038) (2,019,450) (4,447,043) (3,663,939) (2,989,070) Total Property Tax Levy with Adjustments 7,158,323 8,374,256 9,101,112 9,930,247 10,463,550 11,065,945 12,085,095 13,053,845 Less Fiscal Disparities Distribution 312,812 359,809 359,809 359,809 359,809 359,809 359,809 359,809 Net Spread Levy 6,845,511 8,014,447 8,741,303 9,570,438 10,103,741 10,706,136 11,725,286 12,694,036 Tax Capacity (TC) Gross Tax Capacity (TC) Real Property 16,264,902 19,067,434 20,781,383 22,736,508 23,994,052 25,414,517 27,817,702 30,102,044 Gross Tax Capacity (TC) Personal Property 579,151 589,036 589,036 589,036 589,036 589,036 589,036 589,036 Total Gross TC 16,844,053 19,656,470 21,370,419 23,325,544 24,583,088 26,003,553 28,406,738 30,691,080 Less Tran Line TC 2,457 2,765 2,765 2,765 2,765 2,765 2,765 2,765 Less Fiscal Disparities TC 589,855 755,406 755,406 755,406 755,406 755,406 755,406 755,406 Less Tax Increment Financing TC - - - - - - - - Net Tax Capacity 16,251,741 18,898,299 20,612,248 22,567,373 23,824,917 25,245,382 27,648,567 29,932,909 City Tax Rate 42.122% 42.408% 42.408% 42.408% 42.408% 42.408% 42.408% 42.408% Total Property Tax Levy Annual % Change 25.6% 17.0%8.7%9.1%5.4%5.8%9.2%8.0% Net Tax Capacity Annual % Change 29.8% 16.3%9.1%9.5%5.6%6.0%9.5%8.3% City Tax Rate Annual % Change -2.5%0.7%0.0%0.0%0.0%0.0%0.0%0.0% City Tax Rate Annual % Change without Adjustments -2.5%0.7%11.5%14.9%20.0%41.5%31.2%23.5% Certified Projected City of Corcoran Summary of Property Tax Levy, Tax Capacity, and Tax Rate Note: Projected 2025 Gross Tax Capacity (TC) for Real Property Property is from Hennepin County report dated July 1, 2024. Pay 2025 Fiscal Disparities Distribution and Contribution amounts are placeholder amounts and are subject to change pending the City's receipt of information from Hennepin County. Amounts for 2026-2030 are estimated amounts for planning purposes only, actual amounts will vary. 7 Introduction and SummaryTABLE 2 City of Corcoran Projected City Taxes Payable for Example Properties 2025 2026 2027 2028 2029 3.00% 3.00% 3.00% 3.00% 3.00% Residential Example 1 300,000 309,000 318,270 327,818 337,653 347,782 Residential Example 2 500,000 515,000 530,450 546,364 562,754 579,637 Residential Example 3 700,000 721,000 742,630 764,909 787,856 811,492 Residential Example 4 1,000,000 1,030,000 1,060,900 1,092,727 1,125,509 1,159,274 Commercial Example 1 1,000,000 1,030,000 1,060,900 1,092,727 1,125,509 1,159,274 Commercial Example 2 2,000,000 2,060,000 2,121,800 2,185,454 2,251,018 2,318,548 Commercial Example 3 3,000,000 3,090,000 3,182,700 3,278,181 3,376,526 3,477,822 Commercial Example 4 4,000,000 4,120,000 4,243,600 4,370,908 4,502,035 4,637,096 Residential Example 1 1,252 1,262 1,313 1,357 1,403 1,450 Residential Example 2 2,160 2,185 2,282 2,366 2,453 2,543 Residential Example 3 3,239 3,270 3,407 3,525 3,646 3,772 Residential Example 4 4,859 4,897 5,094 5,262 5,436 5,615 Commercial Example 1 8,638 8,677 8,998 9,268 9,546 9,833 Commercial Example 2 17,277 17,354 17,996 18,536 19,092 19,665 Commercial Example 3 25,915 26,031 26,995 27,804 28,639 29,498 Commercial Example 4 34,553 34,708 35,993 37,073 38,185 39,330 Residential Example 1 10 51 44 45 47 Residential Example 2 25 97 84 87 89 Residential Example 3 30 137 118 122 125 Residential Example 4 38 197 169 174 179 Commercial Example 1 39 321 270 278 286 Commercial Example 2 77 642 540 556 573 Commercial Example 3 116 963 810 834 859 Commercial Example 4 155 1,284 1,080 1,112 1,146 Note: City Tax Payable is estimated for 2025-2029 assuming City's tax rate remains constant at Pay 2024 rate. Annual Percent Change in Market Value of Example Properties: An n u a l C h a n g e i n T o t a l Ci t y T a x P a y a b l e $ Ci t y T a x P a y a b l e $ Va l u a t i o n $ 8 Introduction and Summary -5.0% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 2022 2023 2024 2025 2026 2027 2028 An n u a l P e r c e n t C h a n g e CHART 1 Property Tax Levy Annual % Change Tax Rate Annual % Change before Adjustments Tax Rate Annual % Change with Adjustments City plans to strive to maintain a constant tax rate from year-to-yearTo achieve a constant tax rate will require the City to adjust its plans for staffing addition and capital improvements, among other adjustments $0 $5 $10 $15 $20 $25 $30 2025 2026 2027 2028 2029 Mi l l i o n s CHART 2 Tax Capacity from Property Constructed After Year 2022 Tax Capacity from Property Constructed Before Year 2022 Estimated City Tax Capacity is projected to increase driven by new construction and projected valuation increases for property Tax capacity is the valuation of property based on market value and class rates on which property taxes are determined 9 Introduction and Summary 25% 27% 29% 31% 33% 35% 37% 39% 41% 43% 45% 47% 49% 51% 53% 2022 2023 2024 2025 2026 2027 2028 2029 2030 Ge n e r a l F u n d - F u n d B a l a n c e a s % o f E x p e n d i t u r e s CHART 3 Ending Fund Balance for General Fund is projected to continue to meet City policy to maintain a minimum balance in the General Fund equivalent to 42% of next year's budgeted expenditures for the General Fund $0 $5 $10 $15 $20 $25 $30 $35 $40 2022 2023 2024 2025 2026 2027 2028 2029 2030 En d i n g C a s h B a l a n c e Mi l l i o n s CHART 4 Total Governmental Funds General Fund Enterprise Funds Ending Cash Balances are projected to be at levels sufficient to meet City objectives Changes in ending cash balances can be caused by timing of capital projects, debt service payments, receipt of funds, including bond proceeds, among other reasons. 10 Introduction and Summary $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2024 2025 2026 2027 2028 2029 2030 En d i n g C a s h B a l a n c e Mi l l i o n s CHART 5Water Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments Water Fund ending cash balance is projected to decrease over time with use of cash generated from development to pay for debt service on capital improvements $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 En d i n g C a s h B a l a n c e Mi l l i o n s CHART 6 Sewer Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments Sewer Fund ending cash balance is projected to increase from collecton of development related revenue which will be spent on future improvement projects The Plan includes use of $5.0 million of cash (pay-go) in year 2027 to fund 50% of the estimated cost for NE to SE Trunk Sewer Line The increase in the Water Fund and Sewer Fund Year- End Cash Balance is planned. The difference between Projected Cash Position and Minimum Cash Position represents the net amount of cash projected to be available as reserves for future capital improvements. The City collects development fees at time of platting and building permit, use of the funds collected occurs over time to pay for financing of projects. Connection and availability charges from development will pay for future capital improvements to support development both programmed and not yet programmed in the CIP. 11 Introduction and Summary 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2025 2026 2027 2028 2029 2030 Cu m u l a t i v e % I n c r e a s e f r o m Y e a r 2 0 2 4 CHART 7Projected Future Tax Levy Increases Compared to Projected Increase in Net Tax Capacity Cumulative Increase inNet Tax Capacity from2024 Cumulative Increase inTax Levy from 2024(Before Adjustments) Cumulative increase in Tax Levy is projected to be greater than the cumulative increase in Net Tax Capacity. To achieve a constant tax rate the City will need to adjust its plans to support a lower tax levy than what is projected based on spending plans, including for capital improvements. $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2024 2025 2026 2027 2028 2029 2030 To t a l A n n u a l T a x L e v y Mi l l i o n s CHART 8Tax Levy by Purpose General Fund Tax Levy Equipment Fund Tax Levy Debt Service Tax Levy Tax Levy for Debt Service is projected to increase with planned issuance of new debt for projects 12 Background BACKGROUND The City of Corcoran is located on the western edge of the Twin Cities Metropolitan area in Hennepin County. The 2023 population was estimated at 6,428 (Official Statement, G.O. Bonds Series 2023A). Population will continue to increase due to development of residential property within the City. The land area for the City encompasses just under 36 square miles and includes area for future residential development. Commercial and industrial development in the City is expected to continue to expand due to access to municipal water and sewer services and the expansion of transportation corridors. In 2012 the City successfully financed and implemented a major improvement project to first bring and then expand municipal water and sewer services to the City. The project provided for connection to the metropolitan disposal system. The City forecasts continued development of both residential and commercial property. The City’s development plan for its downtown area provides an opportunity for additional economic development. In recent years the City completed construction of street improvements and utility infrastructure in the downtown area. The table that follows provides the estimated number of housing units along with municipal utility connectionsunits for commercial property in the downtown area the City projects to be added over the next twenty-years. The assumptions on units is an important input to the Plan and is updated on annual basis by the City. The City is in the process of planning for water service to serve the northeast area of the City. The access to water purchased from Maple Grove is limited. The City is undertaking investments in a city owned water treatment plant and water tower. 13 Background Table 3 Page 1 of 2 City of Corcoran Growth Projections 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 ACRES PLATTED Residential SE District 93.56 85.21 55.61 40.00 40.00 40.00 40.00 40.00 40.00 40.00 40.00 Residential NE District - 36.42 50.92 45.65 46.96 50.01 44.25 40.00 40.00 40.00 18.46 Total Acres Platted 93.56 121.63 106.53 85.65 86.96 90.01 84.25 80.00 80.00 80.00 58.46 UNITS PERMITTED Residential SE District 172 165 177 242 129 165 170 160 125 125 125 Residential NE District 76 60 69 165 124 121 101 99 114 99 99 Greater Corcoran 6 5 5 5 5 5 5 5 5 5 5 Total Residential Single Family 254 230 251 412 258 291 276 264 244 229 229 Commercial SE District 1 1 1 1 1 1 1 1 1 1 Residential Multi-Family 204 - - - 204 231 - 158 - - - Total Units Permitted 458 231 252 413 463 523 277 423 245 230 230 UTILITY CUSTOMER UNITS Estimated Customer Units Added by Year Residential SE District 136 172 165 177 242 129 165 170 160 125 125 Residential NE District 71 76 60 69 165 124 121 101 99 114 99 Greater Corcoran 2 6 5 5 5 5 5 5 5 5 5 Total Residential Single Family 209 254 230 251 412 258 291 276 264 244 229 Commercial SE District 1 0 1 1 1 1 1 1 1 1 1 Residential Multi-Family 0 204 0 0 0 204 231 0 158 0 0 Total 210 458 231 252 413 463 523 277 423 245 230 Estimated Total Customer Units (Average Annual) Residential SE District (includes adjustments)819 955 1,127 1,292 1,469 1,711 1,840 2,005 2,175 2,335 2,460 Residential NE District 409 480 556 616 685 850 974 1,095 1,196 1,295 1,409 Greater Corcoran 13 15 21 26 31 36 41 46 51 56 61 Total Residential Single Family 1,241 1,450 1,704 1,934 2,185 2,597 2,855 3,146 3,422 3,686 3,930 Commercial SE District 40 41 41 42 43 44 45 46 47 48 49 Residential Multi-Family 0 0 204 204 204 204 408 639 639 797 797 Total 1,281 1,491 1,949 2,180 2,432 2,845 3,308 3,831 4,108 4,531 4,776 14 Background Table 3 Page 2 of 2 City of Corcoran Growth Projections 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CUSTOMER WATER VOLUMES Residential average gallons per year per REU 85 85 85 85 85 85 85 85 85 85 85 Multi-Family average gallons per year per REU 75 75 75 75 75 75 75 75 75 75 75 Commercial average gallons per year per REU 38 38 38 38 38 38 38 38 38 38 38 Total Purchased Water Volume (1,000 Gal) Residential SE District 69,615 81,175 95,795 109,820 124,865 145,435 156,400 170,425 184,875 198,475 209,100 Residential NE District 34,765 40,800 Greater Corcoran 1,105 1,275 1,785 2,210 2,635 3,060 3,485 3,910 4,335 4,760 5,185 Total Residential Single Family 105,485 123,250 97,580 112,030 127,500 148,495 159,885 174,335 189,210 203,235 214,285 Commercial SE District 1,520 1,558 1,558 1,596 1,634 1,672 1,710 1,748 1,786 1,824 1,862 Residential Multi-Family - - 15,300 15,300 15,300 15,300 30,600 47,925 47,925 59,775 59,775 Municipal Water Usage (10% of total)10,701 12,481 11,444 12,893 14,443 16,547 19,220 22,401 23,892 26,483 27,592 Total Purchased Water Volume (1,000 Gal)117,706 137,289 125,882 141,819 158,877 182,014 211,415 246,409 262,813 291,317 303,514 Total City Water Produced Volume (1,000 Gal) Residential SE District - - - - - - - - - - - Residential NE District - - 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Greater Corcoran - - - - - - - - - - - Total Residential Single Family - - 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Commercial SE District - - - - - - - - - - - Residential Multi-Family - - - - - - - - - - - Municipal Water Usage (15% of total)- - - - - - - - - - - Total City Water Produced Volume (1,000 Gal)- - 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Residential SE District 69,615 81,175 95,795 109,820 124,865 145,435 156,400 170,425 184,875 198,475 209,100 Residential NE District 34,765 40,800 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Greater Corcoran 1,105 1,275 1,785 2,210 2,635 3,060 3,485 3,910 4,335 4,760 5,185 Subtotal Residential 105,485 123,250 144,840 164,390 185,725 220,745 242,675 267,410 290,870 313,310 334,050 Commercial SE District 1,520 1,558 1,558 1,596 1,634 1,672 1,710 1,748 1,786 1,824 1,862 Residential Multi-Family - - 15,300 15,300 15,300 15,300 30,600 47,925 47,925 59,775 59,775 Total Water Volume Billed (1,000 Gal)107,005 124,808 161,698 181,286 202,659 237,717 274,985 317,083 340,581 374,909 395,687 Average Estimated Annual Volume Per Customer Total Water Billed to Customers (1,000 Gal) 15 Background 0 100 200 300 400 500 600 2023 2024 2025 2026 2027 2028 2029 2030 Re s i d e n t i a l E q u i v a l e n t U n i t s Residential Commercial (Other)Multi-Family Projections for future growth from residential and commercial development drive the revenue assumptions in the Plan. REU as included here are equal to the projected permitted units for the year. CHART 9 0 20 40 60 80 100 120 140 2023 2024 2025 2026 2027 2028 2029 2030 Ac r e s o f L a n d P l a t t e d Projection for future acres of land platted for development impacts the revenue assumptions in the Plan CHART 10 16 CIP and DebtCAPITAL IMPROVEMENT PLAN (CIP) AND DEBT The City annually reviews its plans for capital acquisition and improvements and updates its multi- year plan. The CIP in the Plan provides details on costs by year and proposed funding sources. The debt service study, included in the Plan, provides information on current debt service and estimated future debt. The CIP provides an important input into preparing the financial plans for the individual City funds. Equipment and Vehicles Over the next five years the City anticipates spending an average of approximately $0.55 million per year on equipment and vehicles. The Plan includes anticipated bonding every other year (2025, 2027, and 2029) for equipment and vehicles. Water Improvements Construction of well and treatment facilities are anticipated in future years in the estimated amount of $25,250,000 between years 2025-2032. The City plans to use $11,500,000 from federal and state funds, along with bond proceeds and revenue (cash) from the Water Fund to pay for these improvements. The Plan anticipates the southeast area of the City will continue to be served under terms of an agreement with Maple Grove for purchase of municipal water until demand passes capacity. Improvements in southeast Corcoran will need to be undertaken at some point in the future. The CIP does not include water improvement projects that are anticipated to be constructed and financed by private development and contributed to the City. These projects will be paid entirely by private funds with infrastructure then contributed to the City. Sewer Improvements The Plan includes planned construction of a northeast- southeast trunk line in year 2027 in the estimated amount of $10,000,000. The plans includes $5,000,000 from bond proceeds and the balance from cash in the Sewer Fund to finance the improvement. Street Improvements There are currently no street improvements included in the Plan. Improvement to Gravel Roads The City has discussed a need to establish a plan to begin paving gravel roads. A dedicated revenue source is likely needed for this to take place and should be discussed and included in future Plans. Facility and Parks A future municipal campus/building or expansion of the existing building is planned for approximately $50 million in year 2027; this is a “placeholder” for both the estimated amount and the year of construction. The Plan includes $3.0 million, financed from bond proceeds, in 2026 for acquisition of land for the municipal campus/building. The Plan anticipates that the debt on the municipal building will be paid 80% from tax levy and 20% from water and sewer revenues. The annual debt service 17 CIP and Debtexpense is included in the Debt Service Fund, including the transfers in of revenues from the Water Fund and Sewer Fund. The annual debt service levy on the bonds to finance the land and construction of the municipal campus/building is estimated at approximately $3.0 million annually. Future Park Improvements The City is planning for various park improvements including City Park as well as other park planning as outlined in the 2040 Comprehensive Plan. These improvements will be paid with park dedication funds. The Plan does not include bonding for park improvements. Bond Issuance The City’s outstanding general obligation bonds are rated as ‘Aa3’ by Moody’s Investors Service. The positive credit strengths for the City include strong financial operations resulting in growing reserves. The City anticipates the issuance of bonds to finance certain capital improvements. The tables and graphics that follows provide a summary of existing and future estimated debt service payments and funding sources, along with a summary of debt outstanding by year. The annual debt service on new bonds to be issued is included in the financial plans for the Debt Service Fund, Water Fund, and the Sewer Fund. The preliminary estimates for debt service are based on estimates for issuance of new general obligation (G.O.) bonds in the amounts and terms that follow. The amounts are inclusive of project costs plus cost of issuance of bonds, and any capitalized interest planned. • Year 2025, G.O. Equipment Certificates, $2,575,000 to finance equipment and vehicle acquisition payable over 10 year term from tax levy. • Year 2025, G.O. CIP Bonds, $835,000 for new municipal cold storage building payable over 15 year term from tax levy. • Year 2026, G.O. CIP Bonds, $3,045,000 for acquisition of land for a new municipal campus/ building payable over 25 year term from tax levy, plus support from the Water Fund and Sewer Fund to reduce the tax levy support by 20%. • Year 2027, G.O. CIP Bonds, $50,750,000 for new municipal campus/building payable over 25 year term from tax levy, plus support from the Water Fund and Sewer Fund to reduce the tax levy support by 20%. • Year 2027, G.O. Equipment Certificates, $1,765,000 to finance equipment and vehicles over 10 year term payable from tax levy. • Year 2029, G.O. Equipment Certificates, $1,230,000 to finance equipment and vehicles over 10 year term payable from tax levy. Bond Terms The final sizing, structuring, and interest rates will depend on project specifics and market conditions at time of issuance. The amounts shown in the Plan are preliminary and for planning purposes only. The bond issuance sizes include capital acquisition and construction costs, cost of issuance of bonds, and capitalized interest funds, if applicable. The debt service for the new bonds is based on the terms stated above and a estimated average ranging from 3.50% to 4.25% interest rate on the bonds depending on planned term of the bonds. 18 CIP and DebtTABLE 4 Page 1 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Use of Funds Public Safety 215,000 675,020 237,020 363,020 193,020 193,020 443,020 188,020 230,020 183,020 Public Works / Streets / Parks 345,000 1,068,000 147,000 315,000 710,000 38,000 500,000 242,000 345,000 342,000 Community Development - 54,500 26,500 66,500 67,250 2,250 1,500 Water/Sewer 65,000 315,000 Administration / Citywide Total 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 430,020 575,020 525,020 Source of Funds Bond proceeds 2,523,040 1,714,790 1,177,790 Sale of assets 40,000 Other Funds / Grants 26,000 350,000 Cash from fund / (Net Unspent Bond Proceeds)559,000 (760,520) 410,520 (970,270) 970,270 (944,520) 944,520 430,020 575,020 525,020 Total 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 430,020 575,020 525,020 Use of Funds NE Water Treatment Facility, Storage, and Infrastructure (Completion of Projects and use of Unspent Bond Proceeds from Series 2023A ) 15,041,312 NE Water Supply Improvements (Federal Funds)1,500,000 1,500,000 Well #2 750,000 Well #3 750,000 Well #4 750,000 Well #5 750,000 Well #6 750,000 SE Water Tower 250,000 3,500,000 3,500,000 SE Booster Station 500,000 500,000 SE Water Treatment Facility 250,000 6,000,000 6,000,000 Total 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,000,000 6,750,000 750,000 - Source of Funds Bond proceeds 750,000 6,000,000 6,750,000 Federal Funds 1,500,000 1,500,000 Other Funds / Grants 1,000,000 4,000,000 5,000,000 Cash from fund / (Net Unspent Bond Proceeds)15,041,312 - - - - - - - 750,000 - Total 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,000,000 6,750,000 750,000 - City of Corcoran Capital Improvement Plan Equipment and Vehicles Water Improvements 19 CIP and DebtTABLE 4 Page 2 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Capital Improvement Plan Use of Funds NE to SE Trunk Sewer 1,000,000 7,500,000 Total 1,000,000 - - 7,500,000 - - - - - - Source of Funds Bond proceeds 5,000,000 Cash from fund / Unspent Bond Proceeds 1,000,000 - - 2,500,000 - - - - - - Total 1,000,000 - - 7,500,000 - - - - - - Use of Funds Storm Water Infrastructure Total - - - - - - - - - - Source of Funds Bond proceeds Cash from fund / Unspent Bond Proceeds - - - - - - - - - - Total - - - - - - - - - - Use of Funds Street Improvements Total - - - - - - - - - - Source of Funds Bond proceeds Cash from fund / Unspent Bond Proceeds Total - - - - - - - - - - Use of Funds Park Improvements 827,500 6,210,000 1,168,027 700,000 200,000 Total 827,500 6,210,000 1,168,027 700,000 200,000 - - - - - Source of Funds Bond proceeds Federal Funds 500,000 Other Funds / Grants 1,200,000 600,000 Cash from fund / Unspent Bond Proceeds 827,500 4,510,000 568,027 700,000 200,000 - - - - - Total 827,500 6,210,000 1,168,027 700,000 200,000 - - - - - Sewer Improvements Capital Projects Funds / Street Improvements Parks Storm Water Improvements 20 CIP and DebtTABLE 4 Page 3 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Capital Improvement Plan Use of Funds Municipal campus 3,000,000 50,000,000 Dry storage facility 750,000 Facility needs assessment 50,000 Total - 800,000 3,000,000 50,000,000 - - - - - - Source of Funds Bond proceeds 800,000 3,000,000 50,000,000 Tax levy Cash from fund / Unspent Bond Proceeds - - - - - - - Total - 800,000 3,000,000 50,000,000 - - - - - - Total Use of Funds Equipment and Vehicles 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 430,020 575,020 525,020 Water Improvements 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,000,000 6,750,000 750,000 - Sewer Improvements 1,000,000 - - 7,500,000 - - - - - - Storm Water Improvements - - - - - - - - - - Street Improvements - - - - - - - - - - Parks 827,500 6,210,000 1,168,027 700,000 200,000 - - - - - Municipal Facilities - 800,000 3,000,000 50,000,000 - - - - - - Total Use of Funds 18,993,812 11,622,520 8,578,547 63,944,520 1,170,270 983,270 6,944,520 7,180,020 1,325,020 525,020 Total Source of Funds Bond proceeds - 3,323,040 3,000,000 56,714,790 - 1,927,790 6,000,000 6,750,000 - - Sale of assets 40,000 - - - - - - - - - Federal Funds 1,500,000 2,000,000 - - - - - - - - Other Funds / Grants 26,000 2,550,000 4,600,000 5,000,000 - - - - - - Developer Escrow/Prepayments - - - - - - - - - - Cash from fund / Unspent Bond Proceeds 17,427,812 3,749,480 978,547 2,229,730 1,170,270 (944,520) 944,520 430,020 1,325,020 525,020 Total Source of Funds 18,993,812 11,622,520 8,578,547 63,944,520 1,170,270 983,270 6,944,520 7,180,020 1,325,020 525,020 Notes: 1. Project costs and bond proceeds shown in this table do not include cost of issuance of the bonds and capitalized interest. Municipal Facilities Total Capital Improvement Plan 21 CIP and DebtTABLE 5 Original Par Amount of Bonds 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 300,930 295,430 294,880 259,580 61,420 60,100 58,780 67,340 65,780 - G.O. 2018A Bonds (Park, and Equipment)1,835,000 177,575 178,300 178,875 174,375 179,725 101,050 103,380 100,590 102,723 104,688 G.O. 2020A Bonds (Equipment)805,000 96,950 100,200 98,400 96,600 99,750 97,850 95,950 - - - G.O. 2020B Bonds (Refund 2012B)3,365,000 212,040 218,640 220,090 221,440 222,690 218,890 225,990 228,760 231,270 233,613 G.O. 2022A Bonds (Equipment)1,800,000 234,338 232,438 235,238 232,738 234,938 236,738 233,238 235,563 233,594 - G.O. 2023 Bonds (Streets and Park)3,760,000 - - - 208,756 351,175 346,800 351,925 351,425 350,425 348,925 PROJECTED G.O. 2025A Bonds (Equipment Certificates)2,575,000 - - 90,125 306,275 303,488 305,438 307,038 308,288 304,275 305,000 PROJECTED G.O. 2025A Bonds (Facilities)835,000 - - 31,313 70,563 73,969 72,281 75,500 73,625 71,750 74,781 PROJECTED G.O. 2026A Bonds (Facilities Land Acquisition)3,045,000 - - - 129,413 197,925 199,844 196,656 198,363 199,856 196,244 PROJECTED G.O. 2027A Bonds (Civic Campus)50,750,000 - - - - 2,156,875 3,297,119 3,296,544 3,298,738 3,298,594 3,296,113 PROJECTED G.O. 2027A Bonds (Equipment Certificates)1,765,000 - - - - 61,775 209,150 208,813 208,300 207,613 211,663 PROJECTED G.O. 2029A Bonds (Equipment Certificates)1,230,000 - - - - - - 43,050 146,213 147,450 143,600 Total 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 5,217,203 5,213,329 4,914,625 Source of Funds Tax levy 1,186,608 1,184,928 1,546,062 1,761,592 4,688,836 4,716,426 4,756,117 4,753,544 4,511,792 4,507,654 Special assessments (collected in current year)104,006 104,006 104,006 104,006 104,006 - - - - - Transfer in from Water Fund 129,433 129,663 44,781 376,771 376,101 376,219 376,081 375,189 375,023 375,040 Transfer in from Sewer Fund 143,233 148,263 63,181 394,921 393,951 393,769 393,331 392,139 391,643 396,300 Capitalized interest funds (from bond proceeds)- 63,755 67,942 1,132,359 - - - - - - Debt service funds draw (increase) in fund balance (541,446) (605,606) (677,052) (2,069,912) (1,619,166) (341,155) (328,666) (303,669) (65,128) (364,369) Total Governmental Debt 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 5,217,203 5,213,329 4,914,625 Debt ServiceG.O. 2014B Bonds 3,130,000 220,425 220,700 220,825 215,875 215,850 215,456 214,688 198,894 198,072 196,856 G.O. 2020A Bonds (Water Portion)1,145,000 127,600 125,400 128,150 125,850 128,500 126,100 123,700 126,250 - - G.O. 2023 Bonds (Water)21,785,000 1,702,369 1,249,200 1,250,200 1,250,200 1,249,200 1,247,200 1,249,075 1,244,825 1,244,450 1,242,825 PROJECTED G.O. 2027A Bonds (Sewer)5,075,000 - - - - 369,600 367,700 370,500 368,000 370,200 367,100 PROJECTED G.O. 2030A Bonds (Water)13,725,000 - - - - - - - 999,800 996,100 996,700 Subtotal 2,050,394 1,595,300 1,599,175 1,591,925 1,963,150 1,956,456 1,957,963 2,937,769 2,808,822 2,803,481 Note Payable to Maple Grove, 2014 300,000 34,788 34,930 35,080 35,238 5,359 0 - - - - Note Payable to Maple Grove, 2016 117,790 11,779 11,779 11,779 11,779 11,779 - - - - - Subtotal 46,567 46,709 46,859 47,017 17,138 0 - - - - Total 2,096,962 1,642,009 1,646,034 1,638,942 1,980,288 1,956,456 1,957,963 2,937,769 2,808,822 2,803,481 Source of Funds Water Fund 1,979,179 1,516,851 1,522,973 1,520,516 1,491,935 1,467,656 1,466,400 2,463,756 2,332,673 2,322,890 Sewer Fund 117,783 125,158 123,060 118,425 118,754 121,100 121,063 106,013 105,949 113,492 Total Proprietary Debt 2,096,962 1,642,009 1,646,034 1,638,942 1,610,688 1,588,756 1,587,463 2,569,769 2,438,622 2,436,381 Notes: 2. Transfers from Water/Sanitary Sewer pay a pro-rata share of Governmental Debt that benefits the utility services. This includes 2016A Bonds and 2026A Bonds for Facilities. City of Corcoran Debt Service (Principal and Interest Payments) and Source of Funds 1. Collection of the tax levy is in the calendar year prior to the payment of debt service. This results in increase in fund balance of the debt service funds in the year prior to payment due. PROPRIETARY DEBT GOVERNMENTAL DEBT 22 CIP and DebtTABLE 6 Original Par Amount of Bonds 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 GOVERNMENTAL DEBT Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 1,100,000 825,000 545,000 295,000 240,000 185,000 130,000 65,000 - - G.O. 2018A Bonds (Park, and Equipment)1,835,000 1,165,000 1,020,000 870,000 720,000 560,000 475,000 385,000 295,000 200,000 100,000 G.O. 2020A Bonds (Equipment)805,000 555,000 465,000 375,000 285,000 190,000 95,000 - - - - G.O. 2020B Bonds (Refund 2012B)3,365,000 2,895,000 2,720,000 2,540,000 2,355,000 2,165,000 1,975,000 1,775,000 1,570,000 1,360,000 1,145,000 G.O. 2022A Bonds (Equipment)1,800,000 1,800,000 1,455,000 1,270,000 1,080,000 880,000 670,000 455,000 230,000 - - G.O. 2023 Bonds (Streets and Park)3,760,000 3,760,000 3,760,000 3,760,000 3,180,000 2,965,000 2,740,000 2,505,000 2,255,000 1,995,000 1,720,000 PROJECTED G.O. 2025A Bonds (Equipment Certificates)2,575,000 - 2,575,000 2,575,000 2,355,000 2,130,000 1,895,000 1,650,000 1,395,000 1,135,000 865,000 PROJECTED G.O. 2025A Bonds (Facilities)835,000 - 835,000 835,000 795,000 750,000 705,000 655,000 605,000 555,000 500,000 PROJECTED G.O. 2026A Bonds (Facilities Land Acquisition)3,045,000 - - 3,045,000 3,045,000 3,045,000 2,900,000 2,825,000 2,745,000 2,660,000 2,575,000 PROJECTED G.O. 2027A Bonds (Civic Campus)50,750,000 - - - 50,750,000 50,750,000 49,585,000 48,370,000 47,100,000 45,775,000 44,395,000 PROJECTED G.O. 2027A Bonds (Equipment Certificates)1,765,000 - - - 1,765,000 1,765,000 1,615,000 1,460,000 1,300,000 1,135,000 PROJECTED G.O. 2029A Bonds (Equipment Certificates)1,230,000 - - - - - 1,230,000 1,230,000 1,125,000 1,015,000 Total 11,275,000 13,655,000 15,815,000 66,625,000 65,440,000 64,070,000 61,440,000 58,685,000 55,830,000 51,300,000 PROPRIETARY DEBT Debt ServiceG.O. 2014B Bonds 3,130,000 1,915,000 1,755,000 1,590,000 1,425,000 1,255,000 1,080,000 900,000 730,000 555,000 375,000 G.O. 2020A Bonds (Water Portion)1,145,000 825,000 715,000 600,000 485,000 365,000 245,000 125,000 - - - G.O. 2023 Bonds (Water)21,785,000 21,190,000 21,785,000 20,430,000 20,020,000 19,590,000 19,140,000 18,665,000 18,170,000 17,650,000 17,105,000 PROJECTED G.O. 2027A Bonds (Sewer)5,075,000 - - - 5,075,000 4,905,000 4,730,000 4,545,000 4,355,000 4,155,000 3,950,000 PROJECTED G.O. 2030A Bonds (Water)13,725,000 - - - - - - 13,725,000 13,265,000 12,790,000 12,295,000 Subtotal 23,930,000 24,255,000 22,620,000 27,005,000 26,115,000 25,195,000 37,960,000 36,520,000 35,150,000 33,725,000 Note Payable to Maple Grove, 2014 300,000 99,933 70,000 38,421 5,104 0 0 - - - - Note Payable to Maple Grove, 2016 117,790 47,116 35,337 23,558 11,779 - - - - - - Subtotal 147,049 105,337 61,979 16,883 0 0 - - - - Total 24,077,049 24,360,337 22,681,979 27,021,883 26,115,000 25,195,000 37,960,000 36,520,000 35,150,000 33,725,000 City of CorcoranDebt Outstanding at Year-End 23 CIP and Debt $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Ca p i t a l P r o j e c t S p e n d i n g Mi l l i o n s Municipal Facilities Parks Sewer Improvements Water Improvements Equipment and Vehicles Annual spending on capital and the types of projects is projected to vary from year to year CHART 11 Note: 2024 includes planned use of $10.6 million of unspent bond proceeds for water improvements from Bond Series 2023A. $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 So u r c e o f F u n d s f o r C a p i t a l I m p r o v e m e n t s Mi l l i o n s Cash from fund /Unspent BondProceeds Other sources(includingintergovernmental/grants) Bond proceeds Bonding to finance capital improvements is planned along with other sources of revenue CHART 12 Note: 2024 includes planned use of $10.6 million of unspent bond proceeds for water 24 CIP and Debt $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 An n u a l D e b t S e r v i c e Mi l l i o n s Proprietary Funds Governmental Funds Increase in debt service payments is planned as the City undertakes planned improvements to facilities and utility infrastructure CHART 13 $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Re v e n u e f o r E x i s t i n g / N e w D e b t S e r v i c e Mi l l i o n s CHART 14 Tax levy Utility revenue Special assessments Bond proceeds for capitalized interest Majority of future total outstanding debt (inclusive of existing and planned new debt) will be payable from tax levy 25 CIP and Debt $0.0 $20.0 $40.0 $60.0 $80.0 $100.0 $120.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 De b t O u t s t a n d i n g (E x i s t i n g a n d P l a n n e d ) Mi l l i o n s CHART 15 Governmental Funds Proprietary Funds City debt outstanding both for governmental and proprietary (utilities) is planned to increase with construction of facilities and other improvements as the City grows $0.0 $20.0 $40.0 $60.0 $80.0 $100.0 $120.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 De b t O u t s t a n d i n g Mi l l i o n s CHART 16 Existing PlannedDebt City debt outstanding will increase with construction of facilities and other improvements as the City grows 26 Financial Plans FINANCIAL PLANS Background Financial plans have been prepared for each of the following type of funds: Governmental Funds • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds (Combined) • Capital Parks Fund • Capital Equipment Fund • Capital Facilities Fund Proprietary Funds (Enterprise Funds) • Water Fund • Sewer Fund • Storm Water Fund Governmental Funds are used to account for most typical municipal functions of the City. The acquisition, use, and balances of the City’s expendable financial resources and the related current liabilities (except those accounted for in Proprietary Funds), are accounted for through the Governmental Funds. Proprietary Funds (Enterprise Funds) are used to account for the City’s ongoing municipal utility operations that are similar to businesses found in the private sector. These funds are considered self- supporting in that the services rendered by them are financed through user charges. The financial plans for the Proprietary Funds include assets and liabilities in addition to the revenues and expenditures. For the Proprietary Funds there is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Summary of Key Factors and Assumptions The key factors or assumptions used to develop the financial plans are as follows: • 3.0% annual increase in operating expense for the Governmental Funds. • 2.0% annual increase in non-property tax revenue for the Governmental Funds. • Annual projected increase in property tax levies to be set at a level sufficient to maintain sufficient fund balance levels per City. Maintaining a constant tax rate is currently projected to require the City to adjust its plans for staffing additions and other spending by significant amounts. • Fiscal disparities distribution of property taxes and contribution of property tax capacity is assumed to be at the same levels as estimated for Pay 2024. The County has not provided the City with the preliminary information for Pay 2025 for these items as of the date of this Plan. The actual amounts for these items will vary by year and will impact the projections shown in the Plan. • Maintain a minimum balance in the General Fund equal to a minimum of 42% of the following year projected expenditures, recognizing the need for cash flow and contingency. This is consistent with the City’s current fund balance policy. 27 Financial Plans • 3.0%-4.0% average annual rate increase for water and sewer services. The annual percent rate increase is approximate and reflects the anticipated cost increases and projected need for reserves for future capital improvements. • 1.0% annual investment income rate for all City Funds. • Maintain cash in the Enterprise Funds sufficient to achieve projected year-end cash balance to cover the following purposes: - Three-months of operating expense - Following-year debt service payments - Following year capital acquisition (planned to be paid from cash) - Reserves for future capital improvements and other reserve purposes • Maintain positive balances in all other City funds and amounts sufficient to meet specific cash flow requirements of the funds. 28 Financial Plans Expense Personnel and other operating costs are shown in the Plan to be increasing in future years to address the demands of a growing community. The financial plan for the General Fund includes placeholder amounts for increased expense for staffing. Transfers To and From Other Funds Transfers between funds for future years include the following: • Transfers from the Water Fund and Sewer Fund to the General Fund to pay an allocated share of operating costs. • Transfer from the Water Fund and Sewer Fund to the Debt Service Fund to pay an allocated share of the debt services for the 2016A Bonds and the bonds anticipated to be issued in 2027 to pay for municipal building improvements. • The Plan does not include transfers from the General Fund to the Equipment Fund, Facilities Fund, and Storm Water Fund. The Equipment Fund and Facilities Fund will finance future capital improvements from bond proceeds. The Storm Water Fund will collect revenue from customers. TOTAL GOVERNMENTAL FUNDS COMBINED The table that follows provides total sources and uses of funds for the following Governmental Funds combined. Individual financial plans are then provided for each of the following funds: • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds (Combined) • Capital Parks Fund • Capital Equipment Fund • Capital Facilities Fund The City’s annual financial statements include a break- down of individual funds for the Debt Service Funds, Special Revenue Funds, and Capital Projects Funds. For purposes of the Plan, this level of detail is not included and these funds are combined. Revenue Annual source of funds from non-property tax levy sources has been stable for the City and is expected to remain so in the future. The City does not receive local government aid (LGA) from the state. Property tax levy increases will be needed to pay for increased operating costs and debt service related to planned capital improvements. To maintain a constant tax rate will require the City to adjust its plans for staffing additions and other spending, as included in the Plan, by significant amounts. TOTAL GOVERNMENTAL FUNDS 29 Financial Plans $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 2022 2023 2024 2025 2026 2027 2028 2029 2030So u r c e a n d U s e o f F u n d s Mi l l i o n s CHART 17Total Governmental Funds Source of Funds Use of Funds Minimum fund balance policy objectives of the City are projected to be met with source of funds sufficient to cover use of funds and provide sufficient reserves Year 2027 includes the planned financing (bond issuance) and construction of a new muncipal facility with estimated cost of $50 million. $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 $30.0 $35.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 Ye a r - E n d F u n d B a l a n c e Mi l l i o n s CHART 18Total Governmental Funds Future years include projected increase in fund balance to support planned increase in the City's budget consistent with City's policy for maintaining adequate fund balance TOTAL GOVERNMENTAL FUNDS 30 Financial Plans TABLE 7 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 1,824,839 1,034,775 799,091 563,663 574,795 586,147 597,723 609,530 621,570 Assessments 128,403 111,151 104,006 104,006 104,006 104,006 104,006 - - Licenses and permits 1,202,139 1,733,964 931,950 1,136,300 1,170,389 1,205,501 1,241,666 1,278,916 1,317,283 Intergovernmental 416,211 1,663,827 359,500 2,369,500 929,085 338,958 349,126 359,600 370,388 Investment Income 98,668 847,268 113,154 127,705 109,759 125,770 145,249 160,713 197,666 Fines and forfeitures 21,979 29,748 25,000 30,000 30,900 31,827 32,782 33,765 34,778 Cable franchise fees 62,153 66,865 61,000 - - - - - - Miscellaneous 4,316,535 7,225,190 - - - - - - - Other revenues 399,291 460,182 2,271,556 1,637,579 2,599,364 1,685,722 2,709,721 2,732,935 1,731,779 Bond proceeds 1,873,100 4,166,391 - 3,386,795 3,067,942 52,847,149 - 1,177,790 - Sale of capital assets 745,123 26,399 65,000 25,750 26,523 27,318 28,138 28,982 29,851 Transfer in from General Fund 1,072,707 344,313 382,000 - - - - - - Transfer in from Utility Funds 512,172 602,600 833,865 1,092,925 632,963 1,312,443 1,327,025 1,343,669 1,360,305 Transfer in from Capital Proj Fund 65,217 1,986,195 - - - - - - - Subtotal Non Property Tax Funds 12,738,537 20,298,868 5,946,122 10,474,222 9,245,725 58,264,839 6,535,436 7,725,899 5,663,620 Property tax levy 5,737,422 7,038,248 8,370,926 10,106,258 11,354,285 12,483,000 15,512,988 15,749,034 16,042,915 Total Source of Funds 18,475,959 27,337,116 14,317,048 20,580,480 20,600,010 70,747,839 22,048,424 23,474,933 21,706,535 Expense Current expenditures 7,195,367 8,196,798 9,589,170 9,925,866 10,223,642 10,530,351 10,846,261 11,171,649 11,506,799 Future staff and operating expenditures - - - 1,509,738 2,028,738 2,661,738 2,752,738 2,752,738 2,752,738 Capital outlay 6,620,645 11,219,638 1,452,500 9,122,520 4,578,547 51,444,520 1,170,270 233,270 944,520 Debt service 836,935 872,419 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 Transfer out to Equip Fund 500,000 10,000 8,000 - - - - - - Transfer out to Enterprise Funds 65,000 10,000 15,000 - - - - - - Transfer out to Other Govt Funds 29,293 32,000 - - - - - - - Transfer out to Capital Projects Fund 534,214 2,288,508 339,000 - - - - - - Transfer out to Facilities Fund 74,417 - 35,000 - - - - - - Total Use of Funds 15,855,871 22,629,363 12,460,503 21,583,131 17,979,846 66,336,347 18,712,998 19,302,916 20,400,919 Net Change in fund balance 2,620,088 4,707,753 1,856,545 (1,002,651) 2,620,164 4,411,493 3,335,426 4,172,018 1,305,616 Ending Fund Balance 9,910,175 14,617,928 16,474,472 15,471,822 18,091,985 22,503,478 25,838,904 30,010,922 31,316,538 Ending Cash Balance 14,311,835 17,656,444 19,652,956 18,650,305 21,270,469 25,681,962 29,017,388 33,189,406 34,495,022 City of Corcoran Total Governmental Funds Combined Financial Plan ProjectedActual 31 Financial Plans GENERAL FUND The General Fund is the primary fund used by the City. This fund is used to record all resource inflows and outflows that are not associated with special- purpose funds. The activities being paid for through the General Fund constitute the core administrative and operational tasks of the City. Revenue Annual source of non-tax revenue for the General Fund has been stable and is growing. Licenses and permits provides the single largest source of non-tax revenue to the General Fund. The City does not receive local government aid (LGA) from the state. The next largest sources of non-tax revenue are charges for services and intergovernmental. Tax Levy Revenue Property tax levy revenue is estimated to increase each year. The Plan does not include transfer out of revenue from the General Fund to other city funds in future years. The other funds will rely on other sources of revenue, including federal/state grants, bond proceeds, and charges for service. Figure 2 provides the projected General Fund property tax levy by year, along with the annual percent changes. The General Fund Tax Levy amounts are estimated at levels to achieve the City’s desire to maintain a relatively constant city tax rate from year-to-year. Non-Tax Revenue Non-tax revenue includes charges for services, license and permits, intergovernmental, transfers in from the utility funds, among other sources of non-tax revenue. The financial plan for the General Fund is based on the following key assumptions for non-tax revenues: • Non-tax revenues increase of 2.0% annually. • Annual investment income rate of 1.0%. Intergovernmental Revenue in prior years is shown to be higher than future years due to receipt of one-time federal funds related to COVID virus aid. Expense The General Fund is used to account for the expense of providing general government services for the City. The largest use of funds for current expenditures is for the cost of personnel. Other expenses include operating materials and supplies, equipment, and professional services, among other items. The financial plan for the General Fund is based on the following key assumptions: • Current expenditures (includes personnel costs) increase by 3.0% annually for inflation. Tax Collection Year General Fund Tax Levy % Change in Tax Levy20214,447,791 8.4% 2022 5,139,711 15.6% 2023 6,354,020 23.6% 2024 7,187,648 13.1% 2025 8,921,330 24.1% 2026 9,808,223 9.9% 2027 10,721,408 9.3% *Before adjustments to achieve a constant city tax rate. Figure 2. General Fund Tax Levy*GENERAL FUND 32 Financial Plans • Increase in staff (FTE) and position changes are planned, with a portion of the costs to be allocated to the Water and Sewer Funds for certain positions. Transfers To and From Other Funds The Water Fund and the Sewer Fund transfer revenue in to the General Fund to pay an allocated share of operating costs. This transfer is projected to continue with annual inflationary adjustments. There are no future planned transfers out from the General Fund to other funds. Fund Balance The maintenance of the City’s reserves, including growing fund balance (reserves), is important to the maintaining the City’s credit rating on its outstanding bonds. Fund balance for the General Fund is planned to remain at a minimum of 42% of the following year projected expenditures, recognizing the need for cash flow and contingency. This is consistent with the City’s current adopted fund balance policy. GENERAL FUND 33 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 2023 2024 2025 2026 2027 2028 2029 2030 M i l l i o n s CHART 19General Fund Fund Balance Minimum Fund Balance Fund Balance is planned to meet City policy for minimum balance $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 2023 2024 2025 2026 2027 2028 2029 2030 So u r c e a n d U s e o f F u n d s M i l l i o n s CHART 20General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Property tax revenue provides the majority of source of funds for the General Fund -60.0% -40.0% -20.0% 0.0% 20.0% 40.0% 60.0% 80.0% 2023 2024 2025 2026 2027 2028 2029 2030 A n n u a l % C h a n g e i n S o u r c e a n d U s e o f F u n d s CHART 21General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Non-Property Tax Revenues fluctuate mostly due to Intergovernmental Revenues (one-time sources) and Licenses and Permits Revenue related to Construction Projects within the City $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 2023 2024 2025 2026 2028 2029 2030 Us e o f F u n d s Mi l l i o n s CHART 22General Fund Current expenditures Increase in positions (cumulative) Transfers to Equipment Fund Transfers to Other Funds City is planning to add positions over the next several years in response to growth in the community and service demands 34 Financial Plans TABLE 8 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 116,601 170,851 771,147 535,300 546,006 556,926 568,065 579,426 591,014 Assessments - 633 - - - - - - Licenses and permits 1,202,139 1,733,964 931,950 1,136,300 1,170,389 1,205,501 1,241,666 1,278,916 1,317,283 Intergovernmental 340,279 1,350,857 333,500 319,500 329,085 338,958 349,126 359,600 370,388 Investment Income 45,356 385,049 - - - - - - Fines and forfeitures 21,979 29,748 25,000 30,000 30,900 31,827 32,782 33,765 34,778 Cable franchise fees 62,153 66,865 61,000 - - - - - Other revenues 332,880 69,159 17,130 75,500 77,765 80,098 82,501 84,976 87,525 Sale of capital assets 63,858 1,515 25,000 25,750 26,523 27,318 28,138 28,982 29,851 Transfer in from Utility Funds 449,092 602,600 561,200 500,000 525,000 540,750 556,973 573,682 590,892 Subtotal Non Property Tax Funds 2,634,337 4,411,241 2,725,927 2,622,350 2,705,668 2,781,377 2,859,250 2,939,346 3,021,732 Property tax levy 5,177,703 6,233,945 7,184,318 8,921,330 9,808,223 10,721,408 10,824,152 11,032,608 11,286,799 Total Source of Funds 7,812,040 10,645,186 9,910,245 11,543,680 12,513,890 13,502,786 13,683,401 13,971,955 14,308,531 Expense Current expenditures 7,117,249 8,123,084 9,513,245 9,847,663 10,143,092 10,447,385 10,760,807 11,083,631 11,416,140 Current expenditures for future staff - 1,509,738 2,028,738 2,661,738 2,752,738 2,752,738 2,752,738 Transfer out to Equip Fund 500,000 10,000 8,000 Transfer out to Enterprise Funds 65,000 10,000 15,000 Transfer out to Other Govt Funds 24,718 32,000 Transfer out to Capital Projects Fund 534,214 973,981 339,000 Transfer out to Facilities Fund 74,417 35,000 - Total Use of Funds 8,315,598 9,149,065 9,910,245 11,357,400 12,171,830 13,109,123 13,513,544 13,836,368 14,168,877 Net Change in fund balance (503,558) 1,496,121 - 186,280 342,061 393,663 169,857 135,586 139,654 Ending Fund Balance 3,087,707 4,583,828 4,583,828 4,770,108 5,112,169 5,505,832 5,675,689 5,811,275 5,950,928 Ending Cash Balance 6,139,423 6,162,145 6,162,145 6,348,425 6,690,486 7,084,149 7,254,006 7,389,592 7,529,245 Fund Balance Minimum per Policy (42%) 2,989,245 3,411,695 3,995,563 4,770,108 5,112,169 5,505,832 5,675,689 5,811,275 5,950,928 Fund Balance in Excess (Shortfall)98,462 1,172,133 588,265 - - - - - - Fund Balance as % of Current Expenditures 37% 50%46% 42% 42%42%42%42%42% City of Corcoran General Fund Financial Plan Actual Projected 35 Financial Plans Revenue The Debt Service Funds include the following source of funds: special assessments, interest income, transfers in from other funds, property tax levy, and bond proceeds for any capitalized interest funds. General obligation equipment certificates will be repaid from property tax levy. Prior year and future projected tax levy amounts for repayment of equipment certificates are included in the Plan. The Plan anticipates the issuance of new general obligation bonds that will be accounted for in the Debt Service Funds. Future debt will be supported by a combination of tax levy, special assessments, and transfers in of revenue from the Water Fund and the Sewer Fund. Expense The use of funds is for the payment of debt, including principal and interest payments. Transfers From Other Funds The City is to transfer revenue from the Water Fund and Sewer Fund to the Debt Service Fund used to account of the 2016A Bonds. Future transfers are also anticipated from these funds for an allocated portion of future debt on a proposed new municipal facility, with bond issuance in 2027. DEBT SERVICE FUND The Debt Service Fund includes the combined funds used to account for all of the City’s governmental debt service. At the end of 2023, the City reported total general obligation bonds payable (reported as Governmental Debt) of $11,940,000. The Water Fund and the Sewer Fund also report debt outstanding, which is accounted for separately as a liability for Proprietary Funds. At the end of 2023, the reported total general obligation bonds payable in the proprietary funds of $24,790,000. In addition to bonds outstanding, the Water Fund is estimated to owe $187,201 as of year-end 2023 in outstanding notes payable to Maple Grove for connections to the water system. The year-end cash balance in the Debt Service Funds fluctuates due to the timing of collection of revenue, for example tax levy, in the year prior to debt service payments coming due. The City is required to have cash available in the respective debt service funds equal to 105% of the debt service payments coming due for a specific bond series. For example, the year-end cash balance includes cash from collection of special assessments and tax levy in current year to pay the following February 1st debt payments. The City receives a tax settlement from the County in June and December of each year. The first half tax settlement is available to cover the August 1st debt payments and the second tax settlement is available to cover the February 1st payments. DEBT SERVICE FUND 36 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 2023 2024 2025 2026 2027 2028 2029 2030 E n d i n g C a s h B a l a n c e M i l l i o n s CHART 23Debt Service Funds Cash Balance is projected to grow as debt issuance increases and be sufficient to cover all debt service payments due Fund balance and cash balance fluctuate due to timing of revenue and when debt payments are due, balances also fluctuate due to amortization of existing debt and issuance of new debt. $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2023 2024 2025 2026 2027 2028 2029 2030 S o u r c e a n d U s e o f F u n d s M i l l i o n s CHART 24Debt Service Funds Property Tax Revenue Non-Property Tax Revenues Use of Funds City is planning to issue new debt in 2023, 2024, and 2026 Difference between revenues and use of funds (for debt service) fluctuates due to timing of revenue and when debt payments are due, use of funds also fluctuates due to amortization of -20% 0% 20% 40% 60% 80% 100% 120% 140% 160% 180% 2023 2024 2025 2026 2027 2028 2029 2030 A n n u a l % C h a n g e i n S o u r c e a n d U s e o f F u n d s CHART 25Debt Service Funds Property Tax Revenue Use of Funds Property Tax Revenue needed for debt service is projected to increase over the next five years with issuance of new debt supported by tax levy $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 De b t S e r v i c e P a y m e n t s M i l l i o n s CHART 26Debt Service Fund Existing Debt New Debt Debt service is planned to increase with issuance of new debt for equipment and facilities over the next several years in response to growth in the community and service demands 37 Financial Plans TABLE 9 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments 93,091 78,067 104,006 104,006 104,006 104,006 104,006 Licenses and permits Intergovernmental Investment Income 1,581 35 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds 44,970 123,356 - 63,755 67,942 1,132,359 Sale of capital assets Transfer in from General Fund Transfer in from Utility Funds 63,080 272,665 277,925 107,963 771,693 770,053 769,988 769,413 Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 202,722 201,458 376,671 445,686 279,910 2,008,058 874,059 769,988 769,413 Property tax levy 559,719 804,303 1,186,608 1,184,928 1,546,062 1,761,592 4,688,836 4,716,426 4,756,117 Total Source of Funds 762,441 1,005,761 1,563,279 1,630,613 1,825,972 3,769,650 5,562,895 5,486,414 5,525,529 Expense Current expenditures Future staff and operating expenditures Current expenditures - - - - - - - - - Adjustment to current expenditures Capital outlay Debt service 771,715 872,419 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 771,715 872,419 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 Net Change in fund balance (9,274) 133,342 541,446 605,606 677,052 2,069,912 1,619,166 341,155 328,666 Ending Fund Balance 47,296 180,638 722,084 1,327,689 2,004,742 4,074,654 5,693,820 6,034,974 6,363,641 Ending Cash Balance 46,428 178,903 720,349 1,325,955 2,003,007 4,072,919 5,692,085 6,033,240 6,361,906 City of Corcoran Debt Service Funds Financial Plan Actual Projected 38 Financial Plans SPECIAL REVENUE FUNDS The financial plan for the Special Revenue Funds as included in the Plan provides sources and uses of funds on a combined basis for the following special revenue funds. The funds included are as follows: • Fund 201 Reserve Donation • Fund 202 Police Donation • Fund 204 Firearms Safety • Fund 205 DWI Forfeiture • Fund 206 Drug Forfeiture • Fund 207 Truck Safety • Fund 208 Lawful Gambling • Fund 209 Emergency Sirens • Fund 210 ARPA Revenue The source of funds for the special revenue funds come from donations, charges for services, and other miscellaneous revenue sources which are generally restricted for the purpose they were collected. There is no property tax levy that is recorded to the special revenue funds. Expense The use of funds is restricted for the purpose of the funds collected. Transfers To and From Other Funds There are no transfers. 39 Financial Plans TABLE 10 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 30,822 27,531 27,944 28,363 28,789 29,220 29,659 30,104 30,555 Assessments Licenses and permits Intergovernmental 34,033 Investment Income 2,235 46,374 4,081 4,251 4,413 4,566 4,710 4,845 4,970 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues 66,411 59,947 60,846 61,759 62,685 63,626 64,580 65,549 66,532 Bond proceeds Sale of capital assets Transfer in from General Fund 29,293 7,000 Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 162,794 140,852 92,872 94,373 95,886 97,412 98,949 100,498 102,057 Property tax levy Total Source of Funds 162,794 140,852 92,872 94,373 95,886 97,412 98,949 100,498 102,057 Expense Current expenditures 78,118 73,714 75,925 78,203 80,549 82,966 85,455 88,018 90,659 Capital outlay 35,930 - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds 4,575 Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 118,623 73,714 75,925 78,203 80,549 82,966 85,455 88,018 90,659 Net Change in fund balance 44,171 67,138 16,946 16,170 15,337 14,446 13,494 12,479 11,398 Ending Fund Balance 311,516 378,654 395,600 411,770 427,107 441,553 455,047 467,526 478,925 Ending Cash Balance 959,857 408,136 425,082 441,252 456,589 471,035 484,529 497,008 508,407 City of Corcoran Special Revenue Funds Financial Plan Actual Projected 40 Financial Plans CAPITAL PROJECTS FUNDS The financial plan for the Capital Projects Funds, as included in the Plan, provides sources and uses of funds on a combined basis for all of the City’s capital projects funds, with two exceptions. For purposes of the Plan, the Capital Equipment Fund (416), the Park Capital Fund (415), and the Facilities Fund / City Hall (400) are not included as part of the Capital Projects Funds. Separate financial plans are included in the Plan for the three other funds for equipment, parks, and facilities. Revenue The majority of the source of funds comes from charges for service, special assessments, investment income, intergovernmental, and bond proceeds. Park dedication fee revenue provides a major source of revenue for park improvements. Bonding is included in year 2024 for the Remaster of City Park. Expense The projected use of funds is for capital projects as included in the CIP. The City’s CIP currently does not have any street improvement projects included. Transfers To and From Other Funds The financial plan does not include any annual transfers to and from other funds for the Capital Projects Funds. The City Council may approve un- budgeted transfers to and from the Capital Projects Funds based on available resources. 41 Financial Plans TABLE 11 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments 35,312 32,451 Licenses and permits Intergovernmental 31,899 312,970 - - - - - - - Investment Income 18,560 207,193 61,201 65,203 65,855 66,513 67,178 67,850 68,529 Fines and forfeitures Cable franchise fees Miscellaneous 4,289,150 7,219,568 Other revenues - 331,076 Bond proceeds 4,043,035 - - - - - - - Sale of capital assets 670,557 - - - - - - - Transfer in from General Fund 468,997 327,313 339,000 - - - - - - Transfer in from Utility Funds - - - - - - - Transfer in from Capital Proj Fund 65,217 1,986,195 Subtotal Non Property Tax Funds 5,579,692 14,459,801 400,201 65,203 65,855 66,513 67,178 67,850 68,529 Property tax levy - - - - - - - Total Source of Funds 5,579,692 14,459,801 400,201 65,203 65,855 66,513 67,178 67,850 68,529 Expense Current expenditures Future staff and operating expenditures Current expenditures - - - - - - - - - Adjustment to current expenditures Capital outlay 5,411,178 10,474,918 - - - - - - - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund 1,314,527 Transfer out to Facilities Fund Total Use of Funds 5,411,178 11,789,445 - - - - - - - Net Change in fund balance 168,514 2,670,356 400,201 65,203 65,855 66,513 67,178 67,850 68,529 Ending Fund Balance 2,033,922 4,704,278 5,104,479 5,169,681 5,235,536 5,302,049 5,369,228 5,437,078 5,505,607 Ending Cash Balance 2,508,491 6,120,068 6,520,269 6,585,471 6,651,326 6,717,839 6,785,018 6,852,868 6,921,397 City of Corcoran Capital Projects Funds (Not including Facilities Improvement Fund 400, Equipment-Cert Fund 416, and Park Capital Fund 415) Financial Plan Actual Projected 42 Financial Plans PARK CAPITAL FUND (415) The financial plan for the Park Capital Fund includes the collection of revenues, including park dedication fees, for the maintenance and betterment of the City’s parks and recreation facilities. Revenue Park dedication fee revenue provides the major source of revenue for park improvements. Intergovernmental revenue, often in the form of grants, provides additional revenue for parks. Expense Expense includes costs for the planning, design, and construction of park improvements, and capital maintenance. Transfers To and From Other Funds The financial plan does not include any transfers to or from other funds for the Park Capital Fund. 43 Financial Plans TABLE 12 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 1,677,416 836,393 Assessments Licenses and permits Intergovernmental - - 1,700,000 600,000 - - - - Investment Income 22,297 193,300 43,802 57,901 28,383 47,576 56,472 80,663 107,294 Fines and forfeitures Cable franchise fees Miscellaneous 5,622 Other revenues 2,193,580 1,500,320 2,458,914 1,541,998 2,562,640 2,582,410 1,577,722 Bond proceeds - - - - - - - Sale of capital assets - - - - - - - Transfer in from General Fund Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 1,699,713 1,035,315 2,237,382 3,258,221 3,087,297 1,589,574 2,619,112 2,663,073 1,685,016 Property tax levy Total Source of Funds 1,699,713 1,035,315 2,237,382 3,258,221 3,087,297 1,589,574 2,619,112 2,663,073 1,685,016 Expense Current expenditures Future staff and operating expenditures Current expenditures - - - - - - - - - Adjustment to current expenditures Capital outlay 353 740 827,500 6,210,000 1,168,027 700,000 200,000 - - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 353 740 827,500 6,210,000 1,168,027 700,000 200,000 - - Net Change in fund balance 1,699,360 1,034,575 1,409,882 (2,951,779) 1,919,270 889,574 2,419,112 2,663,073 1,685,016 Ending Fund Balance 3,345,654 4,380,229 5,790,111 2,838,332 4,757,603 5,647,177 8,066,289 10,729,361 12,414,377 Ending Cash Balance 3,345,772 4,380,229 5,790,111 2,838,332 4,757,603 5,647,177 8,066,289 10,729,361 12,414,377 City of Corcoran Park Capital Fund (415) Financial Plan Actual Projected 44 Financial Plans CAPITAL EQUIPMENT FUND (416) The City uses the Capital Equipment Fund to record all revenue and expense related to the acquisition of equipment and vehicles. Revenue The source of revenue has historically come from the issuance of bonds. The Plan assumes the City will continue to finance equipment and vehicle purchases from proceeds of equipment certificates (bonds). The Plan anticipates issuance of general obligation bonds (equipment certificates) for equipment and vehicle acquisitions in years 2025, 2027, and 2029. Future bond issuance after year 2027 will depend on the future available cash and future capital acquisition plans. Expense The projected use of funds is for planned capital acquisition of equipment and vehicles. Transfers To and From Other Funds There are no planned recurring annual transfers. The Plan does include a one-time transfer in from the Utility Funds in 2025 for equipment. 45 Financial Plans TABLE 13 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments Licenses and permits Intergovernmental 10,000 26,000 350,000 - - - - - Investment Income 8,564 15,317 4,070 - 10,755 6,758 16,528 6,990 16,506 Fines and forfeitures Cable franchise fees Miscellaneous 27,385 Other revenues Bond proceeds 1,828,130 - 2,523,040 - 1,714,790 - 1,177,790 - Sale of capital assets 10,708 24,884 40,000 - - - - - - Transfer in from General Fund 500,000 10,000 8,000 Transfer in from Utility Funds 315,000 Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 2,384,787 50,201 78,070 3,188,040 10,755 1,721,548 16,528 1,184,780 16,506 Property tax levy Total Source of Funds 2,384,787 50,201 78,070 3,188,040 10,755 1,721,548 16,528 1,184,780 16,506 Expense Current expenditures - - - - - - - - - Capital outlay 1,166,628 743,980 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 Debt service 65,220 Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 1,231,848 743,980 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 Net Change in fund balance 1,152,939 (693,779) (546,930) 1,075,520 (399,765) 977,028 (953,742) 951,510 (928,014) Ending Fund Balance 1,084,080 390,301 (156,629) 918,891 519,126 1,496,153 542,411 1,493,922 565,907 Ending Cash Balance 1,311,864 406,963 - 1,075,520 675,755 1,652,783 699,041 1,650,551 722,536 City of Corcoran Equipment Fund (416) Financial Plan Actual Projected 46 Financial Plans CAPITAL FACILITIES FUND (400) The City established this fund to record transactions related to improvements to City Hall in 2020 and a new municipal building or significant expansion in 2027. Revenue The source of revenue was provided from a combination of transfer in of cash from other City funds. Bond issuance is anticipated in 2025-2027 to provide funds for a cold storage facility, and a new municipal campus/building. The exact timing and scope of the project is uncertain. The placeholder amounts included are $3,000,000 for land acquisition in 2026 and $50 million in 2027 for construction. Expense The projected use of funds will be to pay for capital project spending, including planning for the improvements. Transfers To and From Other Funds Transfer in of cash has come from the General Fund and other funds to pay for facility improvement costs, including costs related to planning for facilities. 47 Financial Plans TABLE 14 Current Year Projected 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments Licenses and permits Intergovernmental - - - - - - - Investment Income 75 - - 350 354 357 361 364 368 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds - - - 800,000 3,000,000 50,000,000 - - - Sale of capital assets Transfer in from General Fund 74,417 - 35,000 - - - - - - Transfer in from Utility Funds - - - - - - - Transfer in from Capital Proj Fund - - - - - - - Subtotal Non Property Tax Funds 74,492 - 35,000 800,350 3,000,354 50,000,357 361 364 368 Property tax levy Total Source of Funds 74,492 - 35,000 800,350 3,000,354 50,000,357 361 364 368 Expense Current expenditures - - - - - - - - - Capital outlay 6,556 - 800,000 3,000,000 50,000,000 - - - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 6,556 - - 800,000 3,000,000 50,000,000 - - - Net Change in fund balance 67,936 - 35,000 350 354 357 361 364 368 Ending Fund Balance - - 35,000 35,350 35,704 36,061 36,421 36,785 37,153 Ending Cash Balance - - 35,000 35,350 35,704 36,061 36,421 36,785 37,153 City of Corcoran Municipal Facilities Improvement Fund (Fund 400) Financial Plan Actual 48 Financial Plans With proposed annual rate adjustments, the Water Fund is projected to maintain adequate cash balance over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and other reserve purposes The Plan includes bonds issued in 2030 to finance $13.5 million of water system improvements over three years (2030-2032). Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing municipal water services, including depreciation of capital assets. The City has an agreement with the City of Maple Grove which provides for payment to Maple Grove for water connections and distribution in the southeast area of the City. Approximately 45% of the Water Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has increased. WATER FUND The Water Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in addition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Revenue The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in the Appendix. Future growth from development, which impacts the projection of operating and non-operating revenue for the Water Fund, is assumed to be the following: - 873 acres platted between 2024-2033 - 3,287 new customer units to be added between 2024-2033 Details on the estimated acres platted per year and customer units added is shown in Table 3. Development will provide increasing revenue to the Water Fund. The Plan estimates annual rate adjustments of 3.0%- 4.0%. The actual increase that may be needed in the future will depend on growth in customers, among other factors. 49 Financial Plans The City anticipates the addition of new personnel over the next five years paid by the Water Fund. The cost of the FTE’s is included in the financial plan. Annual debt service payments on bonds issued to finance water improvements are supported by net revenues of the Water Fund. The Water Fund pays a portion of the debt on the Series 2014B Bonds, Series 2020A Bonds, and the Series 2023B Bonds. The portion of these bond series payable from water revenues is reported as a liability of the Water Fund. As payments on this debt are made the liability in the Water Fund is reduced. Interest is recorded as an expense. In addition to this liability, cash from the Water Fund is planned to be transferred to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Beginning in year 2027, the Water Fund is also projected to begin transferring funds to pay an allocated portion (10%) of the debt on the planned bonds for municipal facilities improvements. The Water Fund reports a debt obligation for the Notes payable to the City of Maple Grove for water connection charges. As payment is made on the Notes the liability in the Water Fund is reduced. The interest expense on the Note issued in 2014 is recorded as an expense in the Water Fund. There is no interest payable on the Note issued in 2016. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Water Fund transfers funds annually to the General Fund to pay for operational support. The Water Fund is to transfer cash to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 50 Financial Plans $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2040 E n d i n g C a s h B a l a n c e M i l l i o n s CHART 27Water Fund For future capital improvements and reserves For following year debt service For following year pay-go capital For 3-months of operating cash Cash balance will be spent down over time as development fees (reserves) collected to service debt issued to finance water improvement projects to support development is spent down 0% 50% 100% 150% 200% 250% 300% 350% 400% 450% 500% $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2 0 2 4 2 0 2 5 2 0 2 6 2 0 2 7 2 0 2 8 2 0 2 9 2 0 3 0 2 0 3 1 2 0 3 2 2 0 3 3 2 0 3 4 2 0 3 5 2 0 3 6 2 0 3 7 2 0 3 8 2 0 3 9 2 0 4 0 E n d i n g u n r e s t r i c t e d n e t p o s i t i o n a s % o f e x p e n s e E n d i n g N e t P o s i t i o n M i l l i o n s CHART 28Water Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Water Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in an increase in net position $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 M i l l i o n s CHART 29Water Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements, including water treatment and storage Year 2024-2027 include projected state and federal revenue in the amount of $13 million for water infrastructure.Beginning in year 2033, expense (inclusive of depreciation) is projected to exceed revenue. This will need to be addressed 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 0 50 100 150 200 250 300 350 400 450 500 To t a l V o l u m e B i l l e d ( T h o u s a n d s o f G a l l o n s ) CHART 30 Volume Billed New customers to be added will increase water volumes 51 Financial Plans Table 15 Page 1 of 2 City of Corcoran Water Fund Financial Plan Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 REVENUE Charges for services 499,127 726,202 829,854 1,072,361 1,243,491 1,504,041 1,717,729 2,071,961 2,463,619 2,728,652 3,103,603 3,384,485 Special assessments Developer contributions (trunk line)1,217,937 1,276,543 3,195,194 2,742,107 2,905,969 3,153,387 3,021,884 2,945,056 3,062,860 3,185,372 2,185,664 - Connection fees 82,968 301,145 531,794 588,010 625,108 735,202 440,966 651,281 420,816 410,288 426,690 443,768 Connection fees payable to MG 595,483 548,429 729,542 845,517 494,203 641,572 685,670 674,765 562,207 584,696 608,088 632,410 Connection fees payable to MCES Other revenues 1,160 2,109 - - - - - - - - - Investment income 27,970 668,115 219,273 62,102 75,413 90,973 106,862 119,514 127,820 222,023 164,474 160,054 Intertgovernmental / Grants for Capital 1,500,000 2,500,000 4,000,000 5,000,000 - - - - - - Transfer in from General Fund Total Revenue 2,424,645 3,522,543 7,005,657 7,810,096 9,344,183 11,125,175 5,973,110 6,462,576 6,637,322 7,131,031 6,488,518 4,620,716 EXPENSES Variable Current oper expenses 110,143 40,870 121,502 199,547 264,033 277,954 286,293 294,882 303,728 312,840 322,225 331,892 Current oper expenses for NE Dist - 317,498 393,975 451,449 507,533 554,346 600,233 653,072 698,958 744,845 790,731 Purchased water (from Maple Grove)194,109 387,760 456,123 548,672 669,165 818,924 917,115 1,067,413 1,167,708 1,275,365 1,390,867 1,514,732 Water meters 90,032 115,384 134,047 130,952 129,016 122,819 118,727 122,289 125,957 98,577 - Connections paid to Maple Grove 595,483 548,429 729,542 845,517 494,203 641,572 685,670 674,765 562,207 584,696 608,088 632,410 Subtotal Variable Expenses 989,767 977,059 1,740,048 2,121,758 2,009,801 2,374,999 2,566,243 2,756,019 2,809,004 2,997,816 3,164,601 3,269,765 Fixed Transfer to General Fund 224,546 292,200 280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Transfer to Debt Service Funds 24,840 129,433 129,663 44,781 376,771 376,101 376,219 376,081 375,189 375,023 375,040 Interest and fiscal exp bonds 56,079 1,197,103 1,035,195 925,442 901,715 876,900 850,996 823,856 795,400 1,305,556 1,257,273 1,208,090 Transfer out to other Govt Funds - Depreciation 142,927 142,928 443,679 489,134 561,861 652,770 652,770 666,406 775,497 898,225 911,861 911,861 Subtotal Fixed Expenses 448,392 1,632,231 1,888,906 1,794,238 1,765,857 2,171,666 2,153,049 2,147,858 2,236,797 2,877,482 2,851,625 2,811,683 Total Expense 1,438,159 2,609,290 3,628,954 3,915,996 3,775,658 4,546,665 4,719,292 4,903,877 5,045,800 5,875,298 6,016,226 6,081,448 CHANGE IN NET POSITION 986,486 913,253 3,376,703 3,894,100 5,568,524 6,578,510 1,253,818 1,558,699 1,591,522 1,255,733 472,292 (1,460,732) Net Position, December 31 5,801,684 6,714,937 10,091,640 13,985,740 19,554,264 26,132,774 27,386,592 28,945,292 30,536,813 31,792,546 32,264,838 30,804,106 Actual Projected 52 Financial Plans Table 15 Page 2 of 2 City of Corcoran Water Fund Financial Plan Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Actual Projected ASSETS Cash 4,150,268 21,927,292 6,210,168 7,541,290 9,097,291 10,686,176 11,951,381 12,781,987 22,202,306 16,447,363 16,005,416 14,341,045 Accounts receivable 31,461 37,333 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 Special assessments receivable 150,092 114,075 79,075 44,075 Other current assets 1,098 20,594 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 Capital assets 5,701,436 12,742,810 29,284,122 31,784,122 35,784,122 40,784,122 40,784,122 41,534,122 47,534,122 54,284,122 55,034,122 55,034,122 Less accumulated depreciation (808,152) (951,080) (1,394,759) (1,883,893) (2,445,754) (3,098,524) (3,751,294) (4,417,700) (5,193,198) (6,091,422) (7,003,283) (7,915,144) Total Assets 9,226,203 33,891,024 34,238,606 37,545,594 42,495,660 48,431,774 49,044,209 49,958,409 64,603,230 64,700,063 64,096,255 61,520,023 LIABILITIES Accounts payable 340,706 1,541,263 50,000 50,000 50,000 50,000 50,000 50,000 50,000 50,000 50,000 50,000 Other liabilities / Due to Other Govts 760,830 822,606 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 Bond premium amortized 97,486 992,241 991,541 990,841 990,141 989,441 988,741 988,041 987,341 986,641 985,941 985,241 Notes payable to Maple Grove 229,433 187,201 147,049 105,337 61,979 16,883 0 0 - - - - Bonds payable, net of premiums 1,996,064 23,632,776 22,858,376 22,313,676 21,739,276 21,142,676 20,518,876 19,875,076 32,929,076 31,770,876 30,695,476 29,580,676 Total Liabilities 3,424,519 27,176,087 24,146,966 23,559,854 22,941,396 22,299,000 21,657,617 21,013,117 34,066,417 32,907,517 31,831,417 30,715,917 Net investment in capital assets 2,799,734 2,208,025 2,428,828 6,595,712 10,608,951 15,553,481 15,525,211 16,253,305 8,424,507 15,435,183 16,349,422 16,553,061 Unrestricted net assets 3,001,950 4,506,912 7,662,812 7,390,027 8,945,313 10,579,293 11,861,381 12,691,987 22,112,306 16,357,363 15,915,416 14,251,045 Total Net Position 5,801,684 6,714,937 10,091,640 13,985,740 19,554,264 26,132,774 27,386,592 28,945,292 30,536,813 31,792,546 32,264,838 30,804,106 Total Liabilities and Net Position 9,226,203 33,891,024 34,238,606 37,545,594 42,495,660 48,431,774 49,044,209 49,958,409 64,603,230 64,700,063 64,096,255 61,520,023 53 Financial Plans TABLE 16 Page 1 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Charges for Services Revenue Residential Water Base Charge 387,672 469,282 553,975 650,780 804,343 919,538 1,053,658 1,192,088 1,335,364 1,480,824 Usage Charges: Tier 1: Water usage 0 to 4,999 gallons 245,588 296,922 350,479 411,195 508,641 581,061 666,600 753,702 845,248 936,810 Tier 2: Water usage 5,000 to 8,999 gallons 53,984 65,395 77,181 90,820 112,249 128,496 147,209 166,669 186,576 206,944 Tier 3: Water usage 9,000 to 19,999 gallons 13,496 16,338 19,283 22,677 28,013 32,033 36,742 41,536 46,527 51,611 Tier 4: Water usage 20,000 gallons over - - - - - - - - - - Water Volume Billed 313,067 378,655 446,944 524,692 648,902 741,591 850,551 961,907 1,078,350 1,195,365 Multi-Residential Water Base Charge - 56,182 58,434 60,759 63,183 131,409 214,014 222,602 288,737 300,310 Usage Charges Tier 1: Water usage 1,000 gallons +- 46,053 47,889 49,878 51,867 108,018 175,885 183,074 237,307 246,871 Commercial Water Base Charge 13,545 13,953 14,863 15,826 16,843 17,917 19,050 20,242 21,502 22,826 Usage Charges Tier 1: Water usage 1,000 gallons +4,549 4,690 4,995 5,327 5,668 6,036 6,415 6,823 7,241 7,690 Other Charges Meter Charges 111,021 103,547 116,391 196,779 126,923 147,452 144,047 141,917 135,101 130,599 Total Charges for Services 829,854 1,072,361 1,243,491 1,504,041 1,717,729 2,071,961 2,463,619 2,728,652 3,103,603 3,384,485 City of Corcoran Projected Water Revenues 54 Financial Plans TABLE 16 Page 2 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Projected Water Revenues Single Family Residential 98,321 79,950 95,620 237,798 185,851 188,615 163,741 166,914 199,888 180,527 Multi-Family Residential 210,956 - - - 244,412 287,826 - 212,921 - - Commercial/Other - - - - - - - - - - Maple Grove Connection - Residential 223,569 - - - - - - - - - Maple Grove Connection - Commercial/Other - - - - - - - - - - Single Family Residential 222,516 219,863 245,287 348,770 193,345 257,202 275,604 269,760 219,175 227,938 Multi-Family Residential - - - - - - - - - - Commercial/Other - 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Maple Grove Connection - Residential 505,972 499,950 557,762 793,082 439,671 584,859 626,688 613,424 498,413 518,350 Maple Grove Connection - Commercial/Other - 48,479 50,418 52,435 54,532 56,713 58,982 61,341 63,794 66,346 Northeast Corcoran / Water Availability 444,286 639,805 596,531 638,196 706,831 650,440 611,488 635,948 661,384 317,438 Northeast Corcoran / Treatment and Storage 907,664 1,307,106 1,218,700 1,303,821 1,444,044 1,328,832 1,249,252 1,299,224 1,351,192 648,518 Southeast Corcoran / Water Availability 783,745 526,832 394,104 409,868 426,264 443,316 461,048 479,488 498,668 518,616 Southeast Corcoran / Treatment and Storage 1,059,499 712,197 532,772 554,084 576,248 599,296 623,268 648,200 674,128 701,092 Total Non-Operating Revenues 4,456,530 4,035,514 3,692,580 4,339,496 4,272,697 4,398,657 4,071,692 4,388,906 4,168,395 3,180,648 Non-Operating Development Revenue Northeast Water Connection Charges (paid with building permit on per unit basis) Southeast Water Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) 55 Financial Plans TABLE 16 Page 3 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Projected Water Revenues Charges for water usage 317,617 429,398 499,828 579,897 706,437 855,645 1,032,851 1,151,803 1,322,898 1,449,925 Base service charges 401,217 539,416 627,272 727,365 884,369 1,068,864 1,286,722 1,434,932 1,645,603 1,803,960 Charge for meter 111,021 103,547 116,391 196,779 126,923 147,452 144,047 141,917 135,101 130,599 Total Charges for Services 829,854 1,072,361 1,243,491 1,504,041 1,717,729 2,071,961 2,463,619 2,728,652 3,103,603 3,384,485 Water connection charges (City)531,794 301,145 342,293 588,010 625,108 735,202 440,966 651,281 420,816 410,288 Water connection charges (Maple Grove)729,542 548,429 608,180 845,517 494,203 641,572 685,670 674,765 562,207 584,696 Total Connection Fees 1,261,336 849,574 950,473 1,433,527 1,119,310 1,376,774 1,126,636 1,326,046 983,023 994,984 Water trunk line availability charges (City)3,195,194 3,185,941 2,742,107 2,905,969 3,153,387 3,021,884 2,945,056 3,062,860 3,185,372 2,185,664 Grand Total 5,286,384 5,107,875 4,936,071 5,843,537 5,990,426 6,470,618 6,535,311 7,117,558 7,271,998 6,565,132 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 56 Financial Plans Table 17 Water Fund Projected Year End Cash Balance 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Use of Cash Operations & Maintenance 1,610,616 2,116,762 2,006,301 2,373,078 2,565,987 2,756,019 2,584,004 2,997,816 3,164,601 3,269,765 Capital Improvements 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,225,000 6,750,000 750,000 - Interfund Transfers (not incl for debt)280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Debt Service (incl transfers for debt)2,108,611 1,646,513 1,567,755 1,897,287 1,868,036 1,843,875 1,842,481 2,838,945 2,707,695 2,697,930 Total Use of Cash 20,541,139 6,513,275 7,831,556 9,535,590 4,707,205 5,631,271 10,941,303 12,885,274 6,929,765 6,284,387 Source of Cash Charges for services and other operating revenue 1,049,127 1,134,462 1,318,903 1,595,014 1,824,591 2,191,475 2,591,439 2,950,675 3,268,076 3,544,539 Development related fees 4,456,530 4,175,634 4,025,279 4,530,161 4,148,520 4,271,102 4,045,883 4,180,356 3,220,442 1,076,178 Intergovernmental / grants for capital 1,500,000 2,500,000 4,000,000 5,000,000 - - - - - - Bond Proceeds - - - - - - 13,725,000 - - - Interfund Transfers - - - - - - - - - - Total Source of Cash 7,005,657 7,810,096 9,344,183 11,125,175 5,973,110 6,462,576 20,362,322 7,131,031 6,488,518 4,620,716 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash (2,181,642) 34,300 43,375 (700) (700) (700) (700) (700) (700) (700) Beginning Cash Balance 21,927,292 6,210,168 7,541,289 9,097,291 10,686,176 11,951,381 12,781,987 22,202,305 16,447,363 16,005,416 Change in Cash Balance (15,717,124) 1,331,121 1,556,002 1,588,885 1,265,205 830,606 9,420,319 (5,754,943) (441,947) (1,664,371) Ending Cash and Investments 6,210,168 7,541,289 9,097,291 10,686,176 11,951,381 12,781,987 22,202,305 16,447,363 16,005,416 14,341,045 Ending Cash by Purpose For future capital / trunk fee reserve 3,698,902 5,365,586 7,027,961 8,195,619 8,691,848 10,249,107 12,213,824 12,108,964 12,506,570 10,825,674 For unspent bond proceeds 7,500,000 750,000 For following year pay-go capital - - - - 750,000 - - For 3-months of operating cash 402,654 529,190 501,575 593,269 641,497 689,005 646,001 749,454 791,150 817,441 For following year debt service 2,108,611 1,646,513 1,567,755 1,897,287 1,868,036 1,843,875 1,842,481 2,838,945 2,707,695 2,697,930 Ending Cash and Investments 6,210,168 7,541,289 9,097,291 10,686,176 11,951,381 12,781,987 22,202,305 16,447,363 16,005,416 14,341,045 57 Financial Plans over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and other reserve purposes The Plan does not anticipate the issuance of bonds to finance sewer improvements. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing sewer services, including depreciation of capital assets. Approximately 30% of the Sewer Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has increased. The City anticipates the addition of new personnel over the next five years paid by the Sewer Fund. The cost of the FTE’s is included in the financial plan. Annual debt service payments on bonds issued to finance water improvements are supported by net revenues of the Sewer Fund. The Sewer Fund pays a portion of the debt on the Series 2014B Bonds. The portion of these bond series payable from water revenues is reported as a liability of the Sewer Fund. As payments on this debt are made the liability in SEWER FUND The Sewer Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in addition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in the Appendix. Future growth from development, which impacts the projection of operating and non-operating revenue for the Sewer Fund, is assumed to be the following: - 873 acres platted between 2024-2033 - 3,287 new customer units to be added between 2024-2033 Details on the estimated acres platted per year and customer units added is shown in Table 3. Development will provide increasing revenue to the Sewer Fund. The Plan estimates annual rate adjustments of 3.0%. The actual increase that may be needed in the future will depend on growth in customers. With proposed annual rate adjustments, the Sewer Fund is projected to maintain adequate cash balance 58 Financial Plans the Sewer Fund is reduced. Interest is recorded as an expense. In addition to this liability, cash from the Sewer Fund is planned to be transferred to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Beginning in year 2027, the Sewer Fund is also projected to begin transferring funds to pay an allocated portion (10%) of the debt on the planned bonds for municipal facilities improvements. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Sewer Fund transfers funds annually to the General Fund to pay for operational support. The Sewer Fund is to transfer cash to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 59 Financial Plans $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 E n d i n g C a s h B a l a n c e M i l l i o n s CHART 31Sewer Fund For future capital improvements and reserves For following year pay-go capital For following year debt service For 3-months of operating cash Ending cash balance will increase as the City collects development fees (reserves) to finance sewer improvement projects in advance of the programming of capital projects in the CIP 0% 100% 200% 300% 400% 500% 600% $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 20 2 4 20 2 5 20 2 6 20 2 7 20 2 8 20 2 9 20 3 0 20 3 1 20 3 2 20 3 3 20 3 4 20 3 5 20 3 6 20 3 7 20 3 8 20 3 9 20 4 0 E n d i n g u n r e s t r i c t e d n e t p o s i t i o n a s % o f e x p e n s e E n d i n g N e t P o s i t i o n M i l l i o n s CHART 32 Sewer Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Sewer Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in changes in net postion over time $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 M i l l i o n s CHART 33Sewer Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 0 50 100 150 200 250 300 Vo l u m e B i l l e d i n T h o u s a n d s o f G a l l o n s CHART 34Sewer Fund Volume Billed New customers to be added will increase sewer flow billed 60 Financial Plans TABLE 18 Page 1 of 2 City of Corcoran Sewer Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 REVENUE Charges for services 346,950 443,623 599,399 815,088 1,093,528 1,261,041 1,449,897 1,747,860 2,090,540 2,490,394 2,751,507 3,122,564 3,391,828 Special assessments Developer contributions (trunk line charges)327,282 462,299 915,425 825,831 683,890 715,176 762,466 735,081 718,944 740,512 762,728 574,083 Connection fees 877,639 286,679 298,026 526,459 298,026 335,500 570,792 601,185 700,246 415,806 608,425 389,232 375,863 Connection fees payable to Met Council 616,280 616,280 559,125 616,280 1,012,209 629,464 711,854 674,790 645,169 595,588 558,432 558,656 558,880 Other revenues 57,160 7,262 52,614 53,666 54,740 55,834 56,951 58,090 59,252 60,437 61,646 62,879 64,136 Investment income 724 18,274 153,080 33,295 36,589 47,283 58,052 44,806 56,231 70,143 83,100 99,520 115,730 Total Revenue 1,898,753 1,699,400 2,124,543 2,960,214 3,320,922 3,013,012 3,562,722 3,889,198 4,286,519 4,351,312 4,803,623 4,995,579 5,080,520 EXPENSES Variable Current operating expenses 72,725 100,194 185,084 270,043 352,544 421,620 440,269 453,477 467,081 481,094 495,527 510,392 525,704 Disposal charges 74,556 139,713 204,977 280,960 403,130 474,352 556,570 685,115 831,786 1,006,700 1,135,205 1,311,840 1,453,646 Capital maintenance - - - - - - - - - - - - - Connections paid to Met Council 616,280 616,280 559,125 616,280 1,012,209 629,464 711,854 674,790 645,169 595,588 558,432 558,656 558,880 Connections paid to Maple Grove - - - - - - - - - - - - - Subtotal Variable Expenses 763,561 856,187 949,186 1,167,283 1,767,883 1,525,437 1,708,693 1,813,382 1,944,036 2,083,382 2,189,164 2,380,888 2,538,231 Fixed Transfer to General Fund 134,582 224,546 310,400 280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Transfer to Debt Service Funds 42,113 38,240 143,233 148,263 63,181 394,921 393,951 393,769 393,331 392,139 391,643 396,300 Transfer out to other Govt Funds Interest expense on notes payable to Maple Grove 40,002 37,299 Depreciation 208,951 208,951 208,951 227,133 227,133 227,133 363,496 363,496 363,496 363,496 363,496 363,496 363,496 Subtotal Fixed Expenses 385,646 511,739 556,650 650,965 625,395 547,814 1,023,643 1,030,629 1,038,642 1,046,646 1,054,148 1,062,607 1,076,489 Total Expense 1,149,207 1,367,926 1,505,836 1,818,248 2,393,279 2,073,251 2,732,335 2,844,011 2,982,679 3,130,028 3,243,312 3,443,495 3,614,720 CHANGE IN NET POSITION 749,546 331,474 618,707 1,141,966 927,643 939,761 830,387 1,045,186 1,303,840 1,221,283 1,560,311 1,552,083 1,465,800 Net Position, December 31 6,268,513 6,599,987 7,218,694 8,360,660 9,288,303 10,228,065 11,058,451 12,103,638 13,407,478 14,628,761 16,189,072 17,741,156 19,206,956 Actual Projected 61 Financial Plans TABLE 18 Page 2 of 2 City of Corcoran Sewer Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Actual Projected ASSETS Cash 2,031,865 2,772,835 3,329,508 3,658,868 4,728,344 5,805,157 4,480,640 5,623,123 7,014,260 8,310,040 9,952,047 11,573,027 13,092,124 Accounts receivable 125,010 44,285 57,040 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 Special assessments receivable 48,166 37,523 25,519 15,519 5,519 Other current assets 12,074 17,356 223 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 Capital assets 6,395,158 6,395,158 6,395,158 7,395,158 7,395,158 7,395,158 14,895,158 14,895,158 14,895,158 14,895,158 14,895,158 14,895,158 14,895,158 Less accumulated depreciation (909,226) (1,118,177) (1,327,128) (1,554,261) (1,781,394) (2,008,526) (2,372,023) (2,735,519) (3,099,016) (3,462,512) (3,826,009) (4,189,505) (4,553,002)Total Assets 7,703,047 8,148,980 8,480,320 9,537,284 10,369,627 11,213,789 17,025,775 17,804,762 18,832,402 19,764,685 21,043,196 22,300,680 23,456,280 LIABILITIES Accounts payable 640 1,124 2,074 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 Other liabilities 114,947 309,761 102,328 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 Bond premium amortized (13,553) Notes payable to Maple Grove (connection charges) Bonds payable, net of premiums 1,332,500 1,238,108 1,157,224 1,071,624 976,324 880,724 5,862,324 5,596,124 5,319,924 5,030,924 4,749,124 4,454,524 4,144,324 Total Liabilities 1,434,534 1,548,993 1,261,626 1,176,624 1,081,324 985,724 5,967,324 5,701,124 5,424,924 5,135,924 4,854,124 4,559,524 4,249,324 Net investment in capital assets 4,166,985 4,038,873 3,910,806 4,769,273 4,637,440 4,505,908 6,660,811 6,563,515 6,476,218 6,401,722 6,320,025 6,251,129 6,197,832 Unrestricted net assets 2,101,528 2,561,114 3,307,888 3,591,387 4,650,863 5,722,157 4,397,640 5,540,123 6,931,260 8,227,040 9,869,047 11,490,027 13,009,124 Total Net Position 6,268,513 6,599,987 7,218,694 8,360,660 9,288,303 10,228,065 11,058,451 12,103,638 13,407,478 14,628,761 16,189,072 17,741,156 19,206,956 Total Liabilities and Net Position 7,703,047 8,148,980 8,480,320 9,537,284 10,369,627 11,213,789 17,025,775 17,804,762 18,832,402 19,764,685 21,043,196 22,300,680 23,456,280 62 Financial Plans Table 19 Page 1 of 2 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Charges for Services Revenue Residential Sewer Base Charge Base 545,664 660,487 772,126 898,505 1,099,963 1,245,517 1,413,642 1,583,791 1,757,156 1,929,678 Usage Charges: Tier 1: Sewer volume Activity 249,150 301,267 352,617 410,452 502,195 569,437 646,597 724,121 802,387 881,558 Multi-Residential Sewer Base Charge Base - 79,072 81,445 83,888 86,405 177,993 287,132 295,746 379,939 391,337 Usage Charges Tier 1: Sewer volume Activity - 31,824 32,819 33,813 34,808 71,803 115,883 119,309 153,084 157,746 Sewer Volume Billed - 31,824 32,819 33,813 34,808 71,803 115,883 119,309 153,084 157,746 Commercial Sewer Base Charge Base 15,429 15,892 16,768 17,683 18,638 19,634 20,672 21,753 22,884 24,061 Usage Charges Tier 1: Water usage 1,000 gallons + Activity 4,845 4,986 5,267 5,556 5,852 6,156 6,468 6,787 7,114 7,448 Total Charges for Services 815,088 1,093,528 1,261,041 1,449,897 1,747,860 2,090,540 2,490,394 2,751,507 3,122,564 3,391,828 Single Family Residential Base 97,303 79,122 93,723 230,835 178,684 179,588 154,399 155,885 184,885 165,380 Multi-Residential Base 208,945 - - - 235,171 274,280 - 199,029 - - Commercial/Other Base - - - - - - - - - - MCES connection charge (per unit) Base 188,860 149,100 171,534 410,355 308,512 301,169 251,490 246,609 284,088 246,807 Single Family Residential Base 220,212 217,586 240,419 338,558 185,889 244,893 259,879 251,936 202,725 208,813 Multi-Residential Base - - - - - - - - - - Commercial/Other Base - 1,319 1,358 1,399 1,441 1,484 1,529 1,575 1,622 1,671 MCES connection charge (per unit) Base 427,420 410,025 440,022 601,854 320,952 410,685 423,300 398,560 311,500 311,625 Corcoran (NE and SE)Base 915,425 825,831 683,890 715,176 762,466 735,081 718,944 740,512 762,728 574,083 Total Non-Operating Revenues 2,058,164 1,682,982 1,630,946 2,298,177 1,993,115 2,147,181 1,809,540 1,994,106 1,747,548 1,508,378 City of Corcoran Projected Sewer Revenues Northeast Sewer Connection Charges (paid with building permit on per unit basis) Southeast Sewer Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) Non-Operating Development Revenue 63 Financial Plans Table 19 Page 2 of 2 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Projected Sewer Revenues Charges for sewer volume 253,995 338,077 390,702 449,821 542,854 647,396 768,948 850,217 962,584 1,046,752 Base service charges 561,093 755,451 870,339 1,000,076 1,205,006 1,443,144 1,721,446 1,901,290 2,159,980 2,345,076 Total Charges for Services 815,088 1,093,528 1,261,041 1,449,897 1,747,860 2,090,540 2,490,394 2,751,507 3,122,564 3,391,828 Sewer connection charges (City)526,459 298,026 335,500 570,792 601,185 700,246 415,806 608,425 389,232 375,863 Sewer connection charges (MCES)616,280 559,125 611,556 1,012,209 629,464 711,854 674,790 645,169 595,588 558,432 Total Connection Charges 1,142,739 857,151 947,056 1,583,001 1,230,649 1,412,100 1,090,596 1,253,594 984,820 934,295 Sewer trunk line availability charges 915,425 825,831 683,890 715,176 762,466 735,081 718,944 740,512 762,728 574,083 Grand Total 2,256,973 2,217,385 2,280,430 2,735,865 3,111,511 3,525,867 3,625,144 4,100,445 4,274,524 4,341,774 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 64 Financial Plans Table 20 Sewer Fund Projected Year End Cash Balance 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Use of Cash Operations & Maintenance 1,135,100 1,738,025 1,497,976 1,608,667 1,591,228 1,731,436 1,880,819 1,996,951 2,199,339 2,367,839 Capital Improvements 1,000,000 - - 7,575,000 - - - - - - Interfund Transfers (not incl for debt)280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Debt Service (incl transfers for debt)261,015 273,421 186,242 513,347 882,305 882,569 884,894 866,152 867,792 876,892 Total Use of Cash 2,676,715 2,261,446 1,941,718 9,962,239 2,746,715 2,895,382 3,055,532 3,161,616 3,374,599 3,561,423 Source of Cash Charges for services and other operating revenue 902,050 1,184,856 1,364,158 1,564,900 1,850,757 2,206,023 2,620,973 2,896,253 3,284,963 3,571,694 Development related fees 2,058,164 2,136,066 1,648,854 1,997,822 2,038,441 2,080,496 1,730,338 1,907,369 1,710,616 1,508,826 Bond Proceeds - - - 5,075,000 - - - - - - Interfund Transfers - - - - - - - - - - Total Source of Cash 2,960,214 3,320,922 3,013,012 8,637,722 3,889,198 4,286,519 4,351,312 4,803,623 4,995,579 5,080,520 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash 45,861 10,000 5,519 - - - - - - - Change in Cash Balance 329,360 1,069,476 1,076,813 (1,324,517) 1,142,483 1,391,137 1,295,780 1,642,007 1,620,980 1,519,097 Ending Cash and Investments 3,658,868 4,728,344 5,805,157 4,480,640 5,623,123 7,014,260 8,310,040 9,952,047 11,573,027 13,092,124 Ending Cash by Purpose For future capital / trunk fee reserve 3,114,078 4,020,417 2,744,421 3,565,127 4,343,011 5,698,832 6,954,941 8,586,658 10,155,401 11,623,272 For unpsent bond proceeds For following year pay-go capital - - 2,500,000 - - - - - - - For 3-months of operating cash 283,775 434,506 374,494 402,167 397,807 432,859 470,205 499,238 549,835 591,960 For following year debt service 261,015 273,421 186,242 513,347 882,305 882,569 884,894 866,152 867,792 876,892 Ending Cash and Investments 3,658,868 4,728,344 5,805,157 4,480,640 5,623,123 7,014,260 8,310,040 9,952,047 11,573,027 13,092,124 65 Financial Plans The Storm Water Fund does not have any programmed expense in the Plan. There are no capital improvement projects for the Storm Water Fund included in the CIP. Transfers To and From Other Funds The Plan includes a placeholder amount for transfer of funds from the Storm Water Fund to the General Fund for operational support. This amount will need further review as the City further plans for the Storm Water Fund and its operations. STORM WATER FUND The Storm Water Fund is a new fund established as a Proprietary Fund for the accounting for costs of providing storm water services to residents and businesses. The Storm Water Fund is considered self- supporting in that the services rendered are to be financed through user charges. The financial plan includes assets and liabilities in addition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services. The Plan anticipates the City will adopt a new charge per residential equivalent unit (REU) to first be collected in 2025. The Plan includes a charge of $15.00 per REU per month. For now, the Plan assumes this rate remains constant at the $15.00 per month per REU and that all customers are equal to “one” REU. The City may determine to study and adjust the REU for non-single family customers to an amount different than one REU. The Storm Water Fund is projected to accumulate funds as revenue from charges for services is collected. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing storm water services, including depreciation of capital assets. 66 Financial Plans TABLE 21 City of Corcoran Storm Water Fund Financial Plan Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 REVENUE Charges for services - 350,820 392,400 437,760 512,100 595,440 689,580 739,440 815,580 859,680 Investment income 280 3,044 933 4,451 8,319 12,677 17,819 23,842 30,864 38,451 46,872 Transfer in from General Fund 65,000 10,000 15,000 - - - - - - - - - Total Revenue 65,280 13,044 15,000 351,753 396,851 446,079 524,777 613,259 713,422 770,304 854,031 906,552 EXPENSES Variable Current expenditures Capital maintenance Subtotal Variable Expenses - - - - - - - - - - - - Fixed Transfer to General Fund 10,000 10,300 10,609 10,927 11,255 11,593 11,941 12,299 Depreciation 18,182 18,182 18,182 18,182 18,182 18,182 18,182 18,182 18,182 18,182 Subtotal Fixed Expenses - - 18,182 18,182 28,182 28,482 28,791 29,109 29,437 29,775 30,122 30,481 Total Expense - - 18,182 18,182 28,182 28,482 28,791 29,109 29,437 29,775 30,122 30,481 CHANGE IN NET POSITION 65,280 13,044 (3,182) 333,571 368,669 417,597 495,986 584,150 683,985 740,529 823,909 876,071 Net Position, January 1 - 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 Net Position, December 31 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 ASSETS Cash 65,280 78,324 93,324 445,077 831,928 1,267,707 1,781,875 2,384,207 3,086,374 3,845,085 4,687,175 5,581,428 Accounts receivable Special assessments receivable Other current assets Capital assets - - - - - - - - - - Less accumulated depreciation (18,182) (36,364) (54,545) (72,727) (90,909) (109,091) (127,273) (145,455) (163,636) (181,818)Total Assets 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 LIABILITIES Accounts payable Other liabilities Bonds payable, net of premiums Total Liabilities - - - - - - - - - - - - Net investment in capital assets - - (18,182) (36,364) (54,545) (72,727) (90,909) (109,091) (127,273) (145,455) (163,636) (181,818) Unrestricted net assets 65,280 78,324 93,324 445,077 831,928 1,267,707 1,781,875 2,384,207 3,086,374 3,845,085 4,687,175 5,581,428 Total Net Position 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 Total Liabilities and Net Position 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 Actual Projected 67 Appendix Appendix A Page 1 of 3 City of Corcoran Fees and Charges 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 ANNUAL FEE ADJUSTMENTS (% CHANGE) Annual % adjustment to base and usage Water fees 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to base and usage Sewer fees 3.0%3.0%3.0%3.0%3.0%3.0% 3.0% 3.0% 3.0% Annual % adjustment to storm water fee per REF Annual % adjustment to Water connection fee 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to Sewer connection fee 3.0%3.0%3.0%3.0%3.0%3.0% 3.0% 3.0% 3.0% Annual % adjustment to Southeast Water TLAC fee 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to Northeast Water TLAC fee 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to Sewer TLAC fee 3.0%3.0%3.0%3.0%3.0%3.0% 3.0% 3.0% 3.0% RESIDENTIAL Water Base Charge 21.63 22.28 22.95 23.87 24.82 25.81 26.84 27.91 29.03 30.19 31.40 Sewer Base Charge 30.45 31.36 32.30 33.27 34.27 35.30 36.35 37.45 38.57 39.73 40.92 Usage Charges Tier 1: Water usage 0 to 4,999 gallons 2.31 2.43 2.50 2.60 2.70 2.81 2.92 3.04 3.16 3.29 3.42 Tier 2: Water usage 5,000 to 8,999 gallons 2.78 2.92 3.01 3.13 3.26 3.39 3.53 3.67 3.82 3.97 4.13 Tier 3: Water usage 9,000 to 19,999 gallons 3.48 3.65 3.76 3.91 4.07 4.23 4.40 4.58 4.76 4.95 5.15 Tier 4: Water usage 20,000 gallons over 4.49 4.71 4.85 5.04 5.24 5.45 5.67 5.90 6.14 6.39 6.65 Sewer (sewer based on winter water usage) per 1,000 gallons 3.02 3.11 3.20 3.30 3.40 3.50 3.61 3.72 3.83 3.94 4.06 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 MULTI-RESIDENTIAL (7+Units) Water Base Charge 21.63 22.28 22.95 23.87 24.82 25.81 26.84 27.91 29.03 30.19 31.40 Sewer Base Charge 30.45 31.36 32.30 33.27 34.27 35.30 36.35 37.45 38.57 39.73 40.92 Usage Charges Tier 1: Water usage 2.78 2.92 3.01 3.13 3.26 3.39 3.53 3.67 3.82 3.97 4.13 Sewer (sewer based on winter water usage) per 1,000 gallons 3.02 3.11 3.20 3.30 3.40 3.50 3.61 3.72 3.83 3.94 4.06 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 NON-RESIDENTIAL Water Base Charge (Less 3" Meter)26.73 27.53 28.36 29.49 30.67 31.90 33.18 34.51 35.89 37.33 38.82 Sewer Base Charge 30.45 31.36 32.30 33.27 34.27 35.30 36.36 37.45 38.57 39.73 40.92 Usage Charges Tier 1: Water usage 1,000 gallons +2.78 2.92 3.01 3.13 3.26 3.39 3.53 3.67 3.82 3.97 4.13 Sewer per 1,000 gallons 3.02 3.11 3.20 3.30 3.40 3.50 3.60 3.70 3.80 3.90 4.00 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 68 Appendix Appendix A Page 2 of 3 City of Corcoran Fees and Charges 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 OTHER FEES Maple Grove Water Usage Charge per 1,000 gallons 2.36 2.48 2.60 2.73 2.87 3.01 3.17 3.32 3.49 3.66 3.85 Meter Charge (Cost Plus 10%)424.36 437.09 450.20 463.71 477.62 491.95 506.71 521.91 537.57 553.69 570.30 CONNECTION CHARGES Sewer Connection Charges Single Family Residential 1,280 1,280 1,319 1,358 1,399 1,441 1,484 1,529 1,575 1,622 1,671 Multi-Residential (7+Units)1,024 1,024 1,055 1,087 1,119 1,153 1,187 1,223 1,260 1,297 1,336 Non-Residential 1,280 1,280 1,319 1,358 1,399 1,441 1,484 1,529 1,575 1,622 1,671 MCES connection charge (per unit)2,485 2,485 2,485 2,486 2,487 2,488 2,489 2,490 2,491 2,492 2,493 Water Connection Charges Northeast Corcoran Single Family Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Multi-Residential Connection 1,034 1,034 1,065 1,108 1,152 1,198 1,246 1,296 1,348 1,402 1,458 Non-Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Maple Grove Residential Connection 2,942 2,942 Maple Grove Commercial/Other Connection 11,767 11,767 Southeast Corcoran Single Family Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Multi- Residential Connection 1,034 1,034 1,065 1,108 1,152 1,198 1,246 1,296 1,348 1,402 1,458 Non-Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Maple Grove Residential Connection 2,942 2,942 3,030 3,151 3,277 3,408 3,545 3,686 3,834 3,987 4,147 Maple Grove Commercial/Other Connection 11,767 11,767 12,120 12,605 13,109 13,633 14,178 14,745 15,335 15,949 16,587 69 Appendix Appendix A Page 3 of 3 City of Corcoran Fees and Charges 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 AVAILABILITY CHARGES* Sewer availability charge per acre of land 7,526 7,526 7,752 7,985 8,224 8,471 8,725 8,987 9,256 9,534 9,820 Northeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Northeast 12,199 12,199 12,565 13,068 13,590 14,134 14,699 15,287 15,899 16,535 17,196 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Northeast 24,922 24,922 25,670 26,697 27,765 28,875 30,030 31,231 32,481 33,780 35,131 Southeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Southeast 9,198 9,198 9,474 9,853 10,247 10,657 11,083 11,526 11,987 12,467 12,965 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Southeast 12,434 12,434 12,807 13,319 13,852 14,406 14,982 15,582 16,205 16,853 17,527 Notes to Table A: 3. This schedule does not include all city fees for water and sewer. For purpose of financial planning, the schedule only includes fees for the most frequent and material sources of revenue to the City. 1. Fee schedule is based on Corcoran constructing its own water system to serve northeast Corcoran beginning in year 2024. Changes to northeast water connection charges are based on this assumption. 2. After year 2030, for purposes of preparing financial plans, it is assumed that rates continue to be adjusted by the same percentage changes shown in year 2024. * Prior to 5/12/2022, the City had just one TLAC charge for water trunk line availablity. Effective 5/12/2022, the City adjusted the amount charged for availability of water services to include two separate charges, as described here. In addition, effective 5/12/2022, at time of adopting a new "Treatment & Storage" charge, the City adopted adjustments to the amount charged for Watermain & Raw Water TLAC. The amounts shown for year 2022 reflect the rates as of of 5/12/2022. 70 Appendix Appendix B Combined Total Levy Collection Year EXISTING 2016A Bonds - Equipment EXISTING 2018A Bonds - Equipment Portion EXISTING 2020 Bonds - Equipment EXISTING 2022 Bonds - Equipment NEW 2025 Bonds - Equipment NEW 2027 Bonds - Equipment NEW 2029 Bonds - Equipment Subtotal EXISTING G.O. 2012B CIP Bonds, Refunded with 2020B EXISTING G.O. 2016A Improvement Bonds 3 EXISTING 2018A Bonds - Park Improvements (Debt Service Levy) EXISTING 2018A Bonds - Park Improvements (Abatement Levy) EXISTING 2023A for Street Improvements (Debt Service Levy) EXISTING 2023A for Street Improvements (Abatement Levy) NEW 2025A Bonds for Municipal Facilities (Land) NEW 2026A Bonds for Municipal Facilities (Construction) NEW 2027A Bonds for Municipal Facilities Subtotal Total Estimated Levy (with coverage) 2024 38,220 82,478 106,155 247,734 - - - 474,587 231,410 - 28,271 78,750 188,590 185,000 - - - 712,021 1,186,608 2025 37,485 80,273 104,265 250,884 - - - 472,906 232,985 - 25,909 84,000 179,128 190,000 - - - 712,022 1,184,928 2026 - 78,068 102,375 248,364 325,631 - - 754,438 234,455 - 23,389 84,000 169,903 205,000 74,878 - - 791,625 1,546,062 2027 - 81,113 105,735 250,884 322,796 32,432 - 792,960 235,820 - 20,869 89,250 159,640 215,000 78,553 169,501 - 968,633 1,761,592 2028 - - 103,740 252,984 325,028 222,364 - 904,116 231,830 - 18,191 89,250 148,853 225,000 76,781 171,222 2,823,594 3,784,720 4,688,836 2029 - - 101,745 249,414 326,891 222,101 22,601 922,752 238,340 - 15,514 94,500 137,540 235,000 80,259 168,513 2,824,008 3,793,674 4,716,426 2030 - - - 250,884 328,388 221,655 155,453 956,380 241,490 - 12,584 94,500 125,953 250,000 78,291 170,053 2,826,866 3,799,737 4,756,117 2031 - - - 249,047 324,266 221,025 156,844 951,182 244,157 - 9,655 99,750 113,328 260,000 76,322 171,413 2,827,738 3,802,362 4,753,544 2032 - - - - 325,211 225,461 152,801 703,473 246,761 - 6,563 105,000 100,428 275,000 79,603 168,343 2,826,622 3,808,319 4,511,792 2033 - - - - 325,789 224,280 154,009 704,078 249,076 - 3,281 105,000 86,490 285,000 77,438 169,522 2,827,769 3,803,576 4,507,654 2034 - - - - 325,999 222,915 155,033 703,947 246,073 - - - 73,520 265,000 75,272 170,521 2,830,999 3,661,385 4,365,332 2035 - - - - 320,591 221,366 155,873 697,830 247,858 - - - 62,890 275,000 78,356 171,339 2,831,881 3,667,324 4,365,154 2036 - - - - - 224,884 156,529 381,413 254,814 - - - 51,840 285,000 75,994 171,976 2,830,415 3,670,039 4,051,452 2037 - - - - - 222,784 157,001 379,785 261,366 - - - 40,620 300,000 78,881 168,183 2,835,101 3,684,151 4,063,936 2038 - - - - - - 157,290 157,290 - - - - 28,520 310,000 76,322 168,640 2,832,827 3,416,309 3,573,599 2039 - - - - - - 152,145 152,145 - - - - - - 79,013 168,916 2,836,524 3,084,453 3,236,598 2040 - - - - - - - - - - - - - - 76,256 169,012 2,837,332 3,082,600 3,082,600 2041 - - - - - - - - - - - - - - - 168,927 2,839,499 3,008,426 3,008,426 2042 - - - - - - - - - - - - - - - 168,661 2,838,596 3,007,258 3,007,258 2043 - - - - - - - - - - - - - - - 172,465 2,843,123 3,015,588 3,015,588 2044 - - - - - - - - - - - - - - - 171,658 2,844,217 3,015,874 3,015,874 2045 - - - - - - - - - - - - - - - 170,669 2,846,129 3,016,799 3,016,799 2046 - - - - - - - - - - - - - - - 169,501 2,848,679 3,018,180 3,018,180 2047 - - - - - - - - - - - - - - - 172,401 2,851,686 3,024,088 3,024,088 2048 - - - - - - - - - - - - - - - 170,691 2,850,719 3,021,410 3,021,410 2049 - - - - - - - - - - - - - - - 173,049 2,854,279 3,027,328 3,027,328 2050 - - - - - - - - - - - - - - - 170,797 2,857,753 3,028,550 3,028,550 2051 - - - - - - - - - - - - - - - 168,364 2,856,712 3,025,076 3,025,076 2052 - - - - - - - - - - - - - 2,800,155 2,800,155 2,800,155 2053 - - - - - - - - - - - - - - - - 2054 - - - - - - - - - - - - - - - - Total 75,704 321,931 624,015 2,000,195 3,250,590 2,261,267 1,575,579 10,109,281 3,396,435 - 164,226 924,000 1,667,240 3,760,000 1,162,219 4,254,335 70,923,224 86,251,679 96,360,960 Notes: 2/ The 2018A Bonds include tax abatement levy. 3/ Special assessment revenue estimated for deposit to the debt service fund for the Series 2016A Bonds is not projected to be sufficient to cover debt service. The City will need to levy property tax to pay debt service on the Series 2016A Bonds. Special assessment revenue was anticipated to cover 100% of the debt service on the "Dowtown Improvement Portion" of the Series 2016A Bonds. The City reports in the 2023 Audited Financial Statements for 2016A G.O. Bonds, Fund 312 a negative cash balance of $551,752 and negative fund balance of $322,085. The City is required pursuant to the resoluton for the 2016A Bonds to levy ad valorem property tax to pay debt service on the 2016A Bonds. The City plans to transfer cash from the Water and Sewer Fund to the Debt Service Fund for Series 2016A to pay debt service in lieu of a tax levy. City of Corcoran Property Tax Levy Planned for Debt Service 1/ The tax levy amounts above include the 5% over levy (for delinquent property taxes). Debt Service Levy for Equipment Debt Service Levy for Facilities, Parks, and Street Improvements (Includes Tax Abatement) Northland Securities, Inc.150 South Fifth Street , Suite 3300Minneapolis, MN 55402 Toll Free 1-800-851-2920 Main 612-851-5900www.northlandsecurities.comMember FINRA and SIPC | Registered with SEC and MSRB